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 130 m², built in 1974, energy rating B. Located on avenida Engenheiro Duarte Pacheco, Campo de Ourique parish, Lisbon municipality, Lisbon district. This apartment features dual balconies, enhancing both the living space and offering versatility for outdoor enjoyment, while its proximity to key amenities positions it as a prime investment opportunity.
The valuation. The asking price of €875,000 is significantly above the fair value of €588,031, by €286,969 or 32.8%. This property is thus deemed overpriced and may not justify the premium asking price in the current market.
Fair value modelled at €588,031 from the area baseline, adjusted for condition and location. Asking €875,000 sits €286,969 (32.8%) above — overpriced versus fair value.
Asking €875,000 versus the avenida Engenheiro Duarte Pacheco area baseline of €794,170 (€6,109/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 84 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Engenheiro Duarte Pacheco
Area baseline €794,170 + condition +€10,563 + location +€65,528 = modelled fair value of €588,031 (€4,523/m²), a €286,969 (32.8%) gap versus the €875,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Engenheiro Duarte Pacheco | Subject | €875,000 | €6,731 | — | 78 | 82 |
| praça Duque de Saldanha | Active | €895,000 | €6,885 | 2.3% | 75 | 83 |
| avenida Infante Santo | Active | €1,450,000 | €9,063 | 34.6% | 80 | 81 |
| avenida Infante Santo | Active | €1,450,000 | €9,063 | 34.6% | 80 | 81 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 27.3% | 77 | 80 |
| Median comp | €1,172,500 | €7,974 | 18.5% | 79 | 81 |
Long-term rental The current listing of €875,000 is 32.8% above the fair value of €588,031, indicating that the property is overpriced for long-term rental strategies. The gross yield of 2.9% suggests that the returns may not justify the high entry price in the current market conditions. Short-term vacation rental With a valuation gap of 32.8%, this property is overpriced for short-term vacation rental, limiting the profitability potential in a competitive market. Although the neighborhood has an 82/100 rating for amenities, the high acquisition cost could outweigh any short-term rental gains. Buy-and-hold At €875,000, this apartment is priced 32.8% higher than its fair value, making it an overpriced option for a buy-and-hold investment strategy. The relatively low gross yield of 2.9% further complicates the financial argument for holding this asset over the long term.
Tenant default risk With a tenant stability score of 75/100, there is a moderate risk of tenant default, indicating potential challenges in rental income stability compared to the economic stability score of 90/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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