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 90 m², energy rating C. Located on rua de Xabregas, Beato parish, Lisbon municipality, Lisbon district. This apartment features unobstructed views and excellent sun exposure, enhancing the living experience in the vibrant neighborhood of Beato, Lisbon.
The valuation. The asking price of €505,000 sits €103,105 (20.4%) above the fair value of €401,895, indicating that the property is overpriced. This discrepancy suggests potential investors should approach with caution.
Fair value modelled at €401,895 from the area baseline, adjusted for condition and location. Asking €505,000 sits €103,105 (20.4%) above — overpriced versus fair value.
Asking €505,000 versus the rua de Xabregas area baseline of €428,940 (€4,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua de Xabregas
Area baseline €428,940 + condition +€2,109 + location +€45,366 = modelled fair value of €401,895 (€4,466/m²), a €103,105 (20.4%) gap versus the €505,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Xabregas | Subject | €505,000 | €5,611 | — | 75 | 82 |
| rua Diário de Noticias, 52 | Active | €485,000 | €5,105 | 9.0% | 70 | 82 |
| Penha de França · 6fb9f6 | Active | €415,000 | €6,288 | 12.1% | 75 | 87 |
| rua Sarmento de Beires, 11 | Active | €810,000 | €4,197 | 25.2% | 78 | 80 |
| avenida da Liberdade | Active | €985,000 | €7,296 | 30.0% | 78 | 87 |
| Median comp | €647,500 | €5,697 | 1.5% | 77 | 85 |
Long-term rental The current listing price of €505,000 exceeds the fair value by 20.4%, making it an unattractive investment for long-term rental due to diminished potential returns. With a gross yield of only 2.7%, the property may struggle to generate meaningful cash flow over the long term. Buy-and-hold Investing in this property for a buy-and-hold strategy is questionable, as the significant price gap suggests a lack of room for appreciation. The overall condition score of 77/100 does not justify the high price, especially in a market where the fair value is set at €401,895. Family rental Though the property is well-positioned in a suburban area with good access to amenities, its price point of €505,000 may deter potential family renters seeking affordable options. The current valuation suggests that the investment is overpriced, which could limit rental demand in a competitive market.
Market Sensitivity Despite a high economic stability score of 90/100, the tenant stability score of 80/100 indicates a potential risk of fluctuating tenant demand, which could impact rental income.
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