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, 1-bathroom apartment of 51 m² on the 1st floor. Located on rua Engenheiro António Maria de Avelar, 5, Alcântara parish, Lisbon municipality, Lisbon district. This apartment includes a common backyard area of 133 m², enhancing outdoor space accessibility for all residents despite being in significant disrepair.
The valuation. The asking price of €295,000 is significantly above its fair value of €180,718, representing an overvaluation of €114,282 (38.7%). This suggests the property may not be an appealing investment opportunity.
Fair value modelled at €180,718 from the area baseline, adjusted for condition and location. Asking €295,000 sits €114,282 (38.7%) above — overpriced versus fair value.
Asking €295,000 versus the rua Engenheiro António Maria de Avelar, 5 area baseline of €255,918 (€5,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 19/100 (Condition 15 · Materials 20 · Room dimensions 25). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Engenheiro António Maria de Avelar, 5
Area baseline €255,918 + condition -€45,023 + location +€24,904 = modelled fair value of €180,718 (€3,543/m²), a €114,282 (38.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro António Maria de Avelar, 5 | Subject | €295,000 | €5,784 | — | 15 | 81 |
| rua da Aliança Operária | Active | €230,000 | €4,423 | 23.5% | 20 | 78 |
| Campo de Ourique · ba5813 | Active | €480,000 | €6,857 | 18.5% | — | 80 |
| rua Filinto Elísio | Active | €340,000 | €5,231 | 9.6% | 36 | 70 |
| Campolide · f36253 | Active | €265,000 | €4,569 | 21.0% | 35 | 83 |
| Median comp | €302,500 | €4,900 | 15.3% | 35 | 79 |
Long-term rental The property is overpriced, with a gap of 38.7% between the listing price and the fair value, suggesting that the potential return on investment may not justify the high initial outlay. The gross yield of 4.6% is underwhelming in light of market conditions and the property’s low condition rating of 19/100. Buy-and-hold With the apartment priced significantly above its fair value, long-term appreciation may not align with investor expectations, leading to potential losses if market prices adjust. Despite the strong urban location in Alcântara, the high price tag may deter future buyers or renters, affecting long-term viability. Short-term vacation rental While the neighborhood has a high rating of 81/100, the property’s overpriced status and low condition score indicate that it may not yield the expected short-term rental income. Competitively priced alternatives could dominate the market, limiting the potential for a successful short-term rental strategy.
Potential Tenant Turnover Risk: With a tenant stability score of 70/100, there is a notable risk of potential tenant turnover affecting cash flow over time, especially if economic stability, rated at 90/100, does not translate into sustained demand.
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