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.
2-bedroom, 2-bathroom apartment of 134 m², built in 2010, energy rating C. Located on rua António Pinheiro Lacerda, Arruda dos Vinhos parish, Arruda dos Vinhos municipality, Lisbon district. Noteworthy Features: The apartment is located in a prestigious urbanization next to Parque das Rotas, offering direct access to community gardens and educational facilities including a top-rated school. Condition Notes: The kitchen includes modern fixtures, while the overall property requires minor adjustments in moderately used spaces.
The valuation. The asking price of €290,000 exceeds the fair value of €240,463 by €49,537, representing a 17.1% markup. This property is considered overpriced, limiting potential investment appeal.
Fair value modelled at €240,463 from the area baseline, adjusted for condition and location. Asking €290,000 sits €49,537 (17.1%) above — overpriced versus fair value.
Asking €290,000 versus the rua António Pinheiro Lacerda area baseline of €326,826 (€2,439/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 55 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 59/100 (Housing Market 60 · Amenities 50 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua António Pinheiro Lacerda
Area baseline €326,826 + condition -€34,547 + location +€9,556 = modelled fair value of €240,463 (€1,795/m²), a €49,537 (17.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Pinheiro Lacerda | Subject | €290,000 | €2,164 | — | 55 | 59 |
| praceta Engenhero Mário Gaspar, 7 | Active | €350,000 | €3,398 | 57.0% | 74 | 64 |
| Arruda dos Vinhos · 4bc5ef | Active | €289,900 | €2,842 | 31.3% | 72 | 71 |
| avenida Dom Afonso Henriques | Active | €285,000 | €3,065 | 41.6% | 75 | 64 |
| rua Augusto Domingos da Lage | Active | €385,000 | €2,225 | 2.8% | 78 | 63 |
| Median comp | €319,950 | €2,954 | 36.5% | 75 | 64 |
Long-term rental The current listing price of €290,000 reflects a significant 17.1% premium over the fair value of €240,463, rendering this investment overpriced. With a gross yield of only 3.8% and an average condition rating of 59/100 for both the property and the neighborhood, long-term rental potential appears limited. Family rental Priced at €290,000, this 2-bed apartment is not positioned as an attractive option for families seeking good value, with a fair value of €240,463 indicating it is overpriced by 17.1%. The yield of 3.8% and a condition score of 59/100 suggest it may struggle to meet family rental demand effectively. Buy-and-hold With a listing price of €290,000 compared to a fair value of €240,463, this apartment is overpriced by 17.1%, which raises concerns about long-term investment viability. Given the modest yield of 3.8% and neighborhood condition ratings, buy-and-hold strategy may lead to suboptimal returns over time.
Potential Tenant Defaults Tenant stability at 60/100 suggests there may be a moderate likelihood of tenant defaults, potentially impacting cash flow negatively.
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