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.
4-bedroom, 2-bathroom apartment of 135 m², energy rating E. Located on rua Coelho da Rocha, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The living room's high ceilings and large windows provide ample natural light, enhancing the apartment's potential as a bright, inviting space post-renovation. Location Advantage: Situated on Rua Coelho da Rocha, it is steps away from Campo de Ourique's vibrant Mercado and green spaces, making it ideal for urban living in a sought-after neighborhood.
The valuation. The asking price of €650,000 is significantly higher than the fair value of €519,557, creating a discrepancy of €130,443, or 20.1%. This property is overpriced and does not represent a sound investment at its current valuation.
Fair value modelled at €519,557 from the area baseline, adjusted for condition and location. Asking €650,000 sits €130,443 (20.1%) above — overpriced versus fair value.
Asking €650,000 versus the rua Coelho da Rocha area baseline of €824,715 (€6,109/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 (Condition 30 · Materials 35 · Room dimensions 40). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 80 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Coelho da Rocha
Area baseline €824,715 + condition -€84,375 + location +€72,302 = modelled fair value of €519,557 (€3,849/m²), a €130,443 (20.1%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Coelho da Rocha | Subject | €650,000 | €4,815 | — | 30 | 84 |
| rua de Sao Bento | Active | €1,950,000 | €6,037 | 25.4% | — | 87 |
| estrada de Benfica | Active | €460,000 | €5,412 | 12.4% | 40 | 82 |
| estrada de Benfica | Active | €439,000 | €4,262 | 11.5% | 40 | 78 |
| Santa Maria Maior · 001b02 | Active | €450,000 | €1,125 | 76.6% | 20 | 83 |
| Median comp | €455,000 | €4,837 | 0.5% | 40 | 83 |
Long-term rental The 4-bed apartment in Campo de Ourique is overpriced by 20.1% compared to its fair value, diminishing its attractiveness for long-term rental strategies. With a gross yield of only 3.8%, the investment may struggle to compensate for its elevated acquisition cost. Buy-and-hold As an option for a buy-and-hold strategy, the current listing price of €650,000 for the apartment means the investment is overpriced relative to its fair value, creating potential challenges in achieving desirable returns over time. Its condition rating of 35/100 further complicates this strategy, suggesting higher renovation costs that could erode long-term gains. Luxury market While the Campo de Ourique area is desirable, the apartment's price of €650,000 reflects a 20.1% premium over its fair value, categorizing it as overpriced within the luxury market segment. Potential buyers may find it challenging to justify this price point despite the neighborhood's solid 84/100 rating for amenities and quality of life.
Tenant turnover risk High tenant turnover can impact cash flow and profitability, given a tenant stability score of 80/100, suggesting potential challenges in retaining tenants long-term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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