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 75 m², energy rating C. Located Campo de Ourique parish, Lisbon municipality, Lisbon district. This apartment features a large 50 m² terrace and garden, perfect for outdoor entertaining, while benefiting from modern renovations in a classic 1940s building.
The valuation. The asking price of €728,000 is significantly above fair value, which is €341,649, indicating an overpricing of €386,351 (53.1%). This property does not offer an attractive investment based on current valuations.
Fair value modelled at €461,207 from 5 comparable sales in the area. Asking €728,000 sits €266,793 (57.8%) above — overpriced versus fair value.
Asking €728,000 versus the Campo de Ourique, Lisbon, Lisbon area baseline of €456,622 (€6,088/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €456,622, adjusted for condition and micro-location, gives a modelled fair value of €461,207 (€6,149/m²), a €266,793 (57.8%) gap versus the €728,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Campo de Ourique · 9384fe | Subject | €728,000 | €9,707 | — | 75 | 88 |
| avenida Fontes Pereira de Melo S / N | Active | €980,000 | €7,050 | 27.4% | 72 | — |
| rua António Pedro, 127 | Active | €535,000 | €6,149 | 36.6% | 75 | 86 |
| rua Cruz da Carreira | Active | €560,000 | €5,045 | 48.0% | 80 | — |
| praça das Novas Nações | Active | €685,000 | €6,116 | 37.0% | 76 | 88 |
| Median comp | €622,500 | €6,133 | 36.8% | 76 | 87 |
Long-term rental The apartment's gross yield of 2.3% indicates limited profitability in a long-term rental strategy, especially given the significant price gap of 53.1% compared to fair value. With the current valuation at €728,000 and fair value at €341,649, this investment is overpriced and unlikely to generate sustainable returns over time. Luxury market Positioned in the desirable Campo de Ourique neighborhood, the apartment appeals to affluent buyers, yet its high asking price fails to align with its fair market value of €341,649. Thus, at €728,000, the property is overpriced, making it a challenging entry point for potential luxury market investors seeking value-driven acquisitions. Short-term vacation rental The 2-bed apartment's condition score of 76/100 and the vibrant amenities of the neighborhood make it attractive for short-term rentals; however, the significant gap to fair value at 53.1% raises concerns. Pricing at €728,000 when fair value is €341,649 suggests that this property is overpriced, potentially limiting its profitability in the competitive short-term rental market.
Economic downturn risk A slight decline in economic stability, currently rated 90/100, could adversely affect tenant retention and rental income, given the tenant stability score of 80/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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