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, 2-bathroom apartment of 148 m², built in 2015, energy rating B. Located on rua da República, 12, Loures parish, Loures municipality, Lisbon district. Noteworthy Feature: The property includes two balconies, enhancing outdoor space and providing access to natural light, alongside an unobstructed view for added privacy and comfort.
The valuation. The asking price of €560,000 is significantly above the fair value of €322,391, resulting in an overpricing of €237,609 (42.4%). This property does not represent a favorable investment relative to its true worth.
Fair value modelled at €322,391 from the area baseline, adjusted for condition and location. Asking €560,000 sits €237,609 (42.4%) above — overpriced versus fair value.
Asking €560,000 versus the rua da República, 12 area baseline of €525,548 (€3,551/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua da República, 12
Area baseline €525,548 + condition +€8,094 + location +€21,110 = modelled fair value of €322,391 (€2,178/m²), a €237,609 (42.4%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da República, 12 | Subject | €560,000 | €3,784 | — | 80 | 68 |
| rua João Gonçalves Zarco, 2 | Active | €585,000 | €3,545 | 6.3% | 75 | 74 |
| rua Mário Eloy Pereira S / N | Active | €485,000 | €4,145 | 9.6% | 77 | 75 |
| rua Fernão Magalhães | Active | €464,900 | €5,109 | 35.0% | 72 | 72 |
| Santo António dos Cavaleiros e Frielas · 00174d | Active | €350,000 | €3,933 | 3.9% | 72 | 73 |
| Median comp | €474,950 | €4,039 | 6.7% | 74 | 74 |
Long-term rental The current listing price of €560,000 is significantly above the fair value of €322,391, indicating an overpricing of 42.4%. With a gross yield of only 2.3%, this strategy would not generate favorable returns over the long term due to the high entry cost. Family rental The apartment's proximity to Greater Lisbon makes it appealing for families seeking stability, but at €560,000 it remains overpriced compared to the fair value of €322,391. The yield of 2.3% suggests that potential rental income is inadequate for the substantial investment required, limiting its attractiveness for family rentals. Buy-and-hold While the property's location may support investment in the buy-and-hold strategy, the listing price of €560,000 versus its fair value of €322,391 reveals it is overpriced by 42.4%. Consequently, the low yield of 2.3% diminishes the potential for capital appreciation and cash flow, making it a less viable option for long-term investors.
[Tenant turnover risk] With a tenant stability score of 60/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and additional costs in tenant replacement.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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