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.
1-bedroom, 1-bathroom apartment of 42 m², energy rating D. Located on rua da Cruz a Alcântara, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a private 6 m² terrace with unobstructed views, and it is strategically located near the upcoming Alcântara Metro station which enhances its investment potential.
The valuation. The asking price of €249,000 is significantly above its fair value of €161,821, creating a gap of €87,179 (35.0%). This property is considered overpriced, indicating a need for strategic negotiation or reevaluation.
Fair value modelled at €161,821 from the area baseline, adjusted for condition and location. Asking €249,000 sits €87,179 (35.0%) above — overpriced versus fair value.
Asking €249,000 versus the rua da Cruz a Alcântara area baseline of €210,756 (€5,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 38/100 (Condition 35 · Materials 40 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua da Cruz a Alcântara
Area baseline €210,756 + condition -€24,084 + location +€20,509 = modelled fair value of €161,821 (€3,853/m²), a €87,179 (35.0%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cruz a Alcântara | Subject | €249,000 | €5,929 | — | 35 | 81 |
| Estrela · 956809 | Active | €290,000 | €5,686 | 4.1% | 42 | 77 |
| rua Luís de Camões | Active | €295,000 | €6,277 | 5.9% | 30 | 74 |
| rua Elias Garcia, 37 | Active | €265,000 | €4,077 | 31.2% | 45 | 78 |
| Campolide · f36253 | Active | €265,000 | €4,569 | 22.9% | 35 | 83 |
| Median comp | €277,500 | €5,128 | 13.5% | 39 | 78 |
Long-term rental Given the apartment's current pricing at €249,000, it is clear that it is overpriced by 35.0% relative to its fair value of €161,821, which undermines potential profitability. The gross yield of 4.5% does not justify the elevated entry cost, particularly for an asset in fair but not exceptional condition. Family rental At €249,000, the property’s price significantly exceeds the fair valuation of €161,821, indicating it is overpriced by 35.0%. While the neighborhood score of 81/100 suggests a quality living environment, the yield of 4.5% is insufficient to support this investment for family rentals. Buy-and-hold This property, listed at €249,000, is overpriced by 35.0% compared to its fair value of €161,821, which raises concerns about long-term growth potential. The mediocre condition rating of 38/100 further complicates the buy-and-hold strategy, as maintenance costs could erode any future appreciation. Not ideal for short-term vacation rental The significant markup on the apartment disrupts the feasibility of achieving a profitable short-term rental operation, as the market expectations may not align with the current price. Moreover, the 4.5% yield suggests limited cash flow potential in this high-competition segment. Not ideal for luxury market The decision to position this property within the luxury market is questionable as it is priced at €249,000, significantly above its fair value, which may deter discerning buyers. The apartment's condition rating of 38/100 further detracts from its appeal, leaving it ill-fitted for this competitive segment.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of increased vacancy rates and turnover costs that could impact cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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