This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 115 m², energy rating B. Located on rua Padre Adriano Botelho, 5, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a stunning open-plan kitchen equipped with high-end appliances, and enjoys proximity to scenic riverfront parks and vibrant cultural spaces in Alcântara.
The valuation. The asking price of €545,000 sits €16,165 (3.0%) above the fair value of €528,835. This indicates the property is overpriced.
Fair value modelled at €528,835 from the area baseline, adjusted for condition and location. Asking €545,000 sits €16,165 (3.0%) above — overpriced versus fair value.
Asking €545,000 versus the rua Padre Adriano Botelho, 5 area baseline of €577,070 (€5,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 85 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Adriano Botelho, 5
Area baseline €577,070 + condition +€14,375 + location +€61,590 = modelled fair value of €528,835 (€4,599/m²), a €16,165 (3.0%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Adriano Botelho, 5 | Subject | €545,000 | €4,739 | — | 85 | 84 |
| rua Maria Pia, 389 | Active | €580,000 | €4,056 | 14.4% | 81 | 82 |
| Belém · 6d544f | Active | €950,000 | €7,308 | 54.2% | 80 | 81 |
| largo do Calvário | Active | €729,000 | €6,750 | 42.4% | 85 | 87 |
| rua João Bastos, 5 | Active | €650,000 | €5,909 | 24.7% | 80 | 78 |
| Median comp | €689,500 | €6,330 | 33.6% | 81 | 82 |
Long-term rental Given the property’s gross yield of 4.1%, the long-term rental strategy is hindered by its current price of €545,000, which exceeds the fair value of €528,835 by a mere 3.0%. The expectation of steady rental income may not justify the inflated purchase price, potentially limiting investor returns. Buy-and-hold Investing in this property for a buy-and-hold strategy may prove challenging due to its overvaluation, as the listing price of €545,000 is significantly above the fair value of €528,835. While the apartment's condition and neighborhood rating are decent, the high acquisition cost limits long-term growth potential and return on investment. Family rental A family rental strategy might not be advisable for this property, as it is priced at €545,000 despite a fair value of €528,835, indicating it is overpriced. While the safe suburban environment and quality ratings are attractive, the financial metrics suggest a less favorable investment environment for families seeking housing. Short-term rental This property is not ideal for a short-term rental strategy, given its overvaluation of €545,000 in contrast to a fair value of €528,835. The gap in pricing constrains potential profitability in a market increasingly competitive for short-term rentals. Luxury market Positioning this property within the luxury market is not well-suited, as its listing price of €545,000 exceeds the fair value of €528,835, indicating it is overpriced. The apartment's features and ratings do not align with luxury standards, further complicating its potential appeal in this segment.
Tenant turnover risk High tenant turnover could be anticipated due to a Tenant stability score of 75/100, potentially affecting rental income stability and increasing vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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