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, 1-bathroom apartment of 80 m², built in 1938, energy rating C. Located Beato parish, Lisbon municipality, Lisbon district. This apartment boasts a fully renovated interior completed in 2026, ensuring a fresh aesthetic and modern conveniences throughout, ideal for contemporary living.
The valuation. The asking price of €410,000 sits €44,594 (10.9%) above the fair value of €365,406, indicating the property is overpriced. This discrepancy raises concerns about the potential for future appreciation in value. Buy-to-flip angle. The resale strategy involves renovating and marketing the apartment to attract buyers willing to pay a premium, given its stylish contemporary design. A careful analysis of comparable sales could maximize resale potential. Buy-to-let angle. Focusing on long-term rental, the property’s gross yield of 4% translates to an estimated monthly income of €1,367. This steady cash flow could provide a reliable return on investment in a desirable Lisbon neighborhood.
Fair value modelled at €365,406 from the area baseline, adjusted for condition and location. Asking €410,000 sits €44,594 (10.9%) above — overpriced versus fair value.
Asking €410,000 versus the Beato, Lisbon, Lisbon area baseline of €381,280 (€4,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 85 · Economic 95 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Beato, Lisbon, Lisbon
Area baseline €381,280 + condition +€5,000 + location +€45,366 = modelled fair value of €365,406 (€4,568/m²), a €44,594 (10.9%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Beato · 28bbfa | Subject | €410,000 | €5,125 | — | 75 | 86 |
| rua Bernardim Ribeiro | Active | €710,000 | €7,100 | 38.5% | 80 | 84 |
| rua Diário de Noticias, 52 | Active | €485,000 | €5,105 | 0.4% | 70 | 82 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 0.1% | 78 | 88 |
| rua do Carmo Inserido | Active | €499,999 | €7,576 | 47.8% | 75 | 85 |
| Median comp | €605,000 | €6,115 | 19.3% | 77 | 85 |
Long-term rental The current listing price of €410,000 for the apartment represents a 10.9% gap above its fair value of €365,406, indicating it is overpriced for long-term rental investment. With a gross yield of only 4% in a competitive rental market, this apartment may not achieve the necessary returns to justify the investment. Buy-and-hold At a price of €410,000, the apartment is overpriced compared to its fair value of €365,406, resulting in a 10.9% disparity that raises concerns for buy-and-hold investors. Although the area is well-rated with solid economic and cultural amenities, the potential for substantial appreciation is diminished by the current overvaluation. Short-term vacation rental Selling at €410,000, the apartment is priced 10.9% above the fair value of €365,406, making it an overpriced option for short-term vacation rental strategies. While the neighbourhood scores an impressive 86/100, the yield of 4% remains unappealing given the higher upfront cost and potential for fluctuating short-term rental demand.
Tenant turnover risk: With a tenant stability score of 75/100, there's a potential concern for increased turnover, which could impact rental income stability compared to the high economic stability score of 95/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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