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.
4-bedroom, 3-bathroom apartment of 120 m², built in 1965, energy rating D. Located on rua António Patrício, 18, Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a south-facing private balcony in the master suite, ensuring abundant natural light throughout the day, enhancing the overall living experience.
The valuation. The asking price of €695,000 sits significantly above the fair value of €225,028, indicating an overvaluation of €469,972 (67.6%). This discrepancy warrants caution for potential investors. Buy-to-flip angle. A wholesale strategy may be challenging due to the property’s overpriced status, limiting profitability potential upon resale. Investors would need to invest significantly in renovations or marketing to attract buyers. Buy-to-let angle. With an estimated gross yield of 3.2% (€1,853/month), the rental strategy targets long-term leases for families, leveraging the property’s quality and proximity to amenities in the neighborhood.
Fair value modelled at €225,028 from the area baseline, adjusted for condition and location. Asking €695,000 sits €469,972 (67.6%) above — overpriced versus fair value.
Asking €695,000 versus the rua António Patrício, 18 area baseline of €614,760 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua António Patrício, 18
Area baseline €614,760 + condition +€13,125 + location +€21,343 = modelled fair value of €225,028 (€1,875/m²), a €469,972 (67.6%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Patrício, 18 | Subject | €695,000 | €5,792 | — | 80 | 78 |
| Arroios · 49b758 | Active | €910,000 | €4,313 | 25.5% | 75 | 79 |
| avenida República | Active | €1,650,000 | €6,395 | 10.4% | 74 | 81 |
| Arroios · 65a696 | Active | €738,000 | €4,731 | 18.3% | 73 | 84 |
| Avenidas Novas · 090166 | Active | €795,000 | €5,483 | 5.3% | 76 | 86 |
| Median comp | €852,500 | €5,107 | 11.8% | 75 | 83 |
Long-term rental The property is priced at €695,000, significantly above its fair value of €225,028, indicating that it is overpriced by 67.6%. With a gross yield of only 3.2%, the return on investment is minimal, making it an unfavorable option for long-term rental. Family rental Given the family-oriented nature of the Alvalade neighborhood and its decent condition score of 82/100, the property may seem appealing for family rentals. However, its high price point relative to fair value suggests that it is overpriced, reducing its attractiveness to families seeking reasonable rental options. Buy-and-hold While the location benefits from proximity to Lisbon, the significant gap from the fair value indicates that the property is overpriced at €695,000. Investors may find that the potential for capital appreciation does not justify the risks associated with such a high entry price in a mainly residential area. Not ideal for short-term vacation rental The high price and low yield of 3.2% suggest poor profitability for short-term vacation rental strategies. Furthermore, the suburban characteristics of Alvalade may not attract the target market for short-term stays, further negating its viability. Not ideal for luxury market The property fails to meet the thresholds of the luxury market, primarily due to its overpriced listing at €695,000. This suggests that the amenities and condition do not justify a premium price, limiting its appeal to high-end buyers. Not ideal for student housing At €695,000, the property is not positioned competitively for the student housing market, where affordability and accessibility are crucial. The significant disparity between price and value indicates that it is overpriced, which deters budget-conscious students and their families.
Economic Vulnerability The economic stability score of 80/100 indicates a strong economy, but with a tenant stability score of 75/100, there is a potential risk of tenant turnover affecting rental income.
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