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, 3-bathroom apartment of 100 m², energy rating D. Located on rua da Cruz a Alcântara S / N, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy features: This apartment boasts an expansive 58m² terrace ideal for outdoor entertaining and retains original architectural elements like the charming pigeon loft, enhancing its unique character.
The valuation. The property is listed at €515,000, which is €69,256 or 13.4% above the fair value of €445,744. This indicates that the asking price significantly exceeds what the market could reasonably support.
Fair value modelled at €445,744 from the area baseline, adjusted for condition and location. Asking €515,000 sits €69,256 (13.4%) above — overpriced versus fair value.
Asking €515,000 versus the rua da Cruz a Alcântara S / N area baseline of €501,800 (€5,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Cruz a Alcântara S / N
Area baseline €501,800 + condition +€4,688 + location +€47,256 = modelled fair value of €445,744 (€4,457/m²), a €69,256 (13.4%) gap versus the €515,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cruz a Alcântara S / N | Subject | €515,000 | €5,150 | — | 75 | 80 |
| rua Alexandre Herculano, 47A | Active | €985,000 | €7,296 | 41.7% | 80 | 82 |
| Misericórdia · 483bd9 | Active | €545,000 | €5,142 | 0.2% | 74 | 81 |
| rua Garcia de Orta, 56 | Active | €590,000 | €4,683 | 9.1% | 78 | 82 |
| rua Luciano Cordeiro | Active | €550,000 | €6,875 | 33.5% | 70 | 90 |
| Median comp | €570,000 | €6,009 | 16.7% | 76 | 82 |
Long-term rental The property, priced at €515,000, exceeds the fair value of €445,744 by 13.4%, indicating an overpriced asset in a strong market. With a gross yield of 3.8%, this investment may face challenges in generating adequate returns for long-term rental purposes. Buy-and-hold Acquiring this 2-bed apartment at the current listing price would mean entering a market where the property is considered overpriced, as the fair value shows a significant gap. Although Lisbon's suburbs demonstrate robust market dynamics, the financial metrics suggest that buy-and-hold strategies may not be optimal due to potential underperformance. Family rental The apartment in Alcântara is listed well above its fair value, which may deter potential family tenants who typically look for competitively priced accommodations. While the neighborhood has a solid rating, the high entry price of €515,000 could reduce the appeal for long-term family rentals, impacting occupancy rates.
Tenant turnover risk The tenant stability score of 75 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and costs associated with finding new tenants.
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