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, 1-bathroom apartment of 80 m² on the 1st floor, energy rating D. Located on rua Washington, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high-quality finishes and appliances that enhance its modern-cozy blend, with a thoughtful layout supporting both functionality and ambiance.
The valuation. The asking price of €395,000 sits €221,805 (56.2%) above the fair value of €173,195. Verdict: overpriced. Buy-to-flip angle. The resale strategy focuses on capitalizing on enhancements from its high-quality finishes, potentially attracting buyers in Lisbon's competitive market. Buy-to-let angle. A buy-and-hold strategy enables a gross yield of 4% with an estimated monthly rental income of €1,317, benefiting from the apartment's proximity to educational and employment hubs.
Fair value modelled at €173,195 from the area baseline, adjusted for condition and location. Asking €395,000 sits €221,805 (56.2%) above — overpriced versus fair value.
Asking €395,000 versus the rua Washington area baseline of €401,920 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Washington
Area baseline €401,920 + condition +€1,250 + location +€20,585 = modelled fair value of €173,195 (€2,165/m²), a €221,805 (56.2%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Washington | Subject | €395,000 | €4,938 | — | 75 | 84 |
| rua Dom Tomás de Melo Breyner | Active | €435,000 | €5,878 | 19.1% | 75 | 78 |
| Penha de França · 262122 | Active | €398,000 | €4,795 | 2.9% | 75 | 79 |
| Arroios · 1e6294 | Active | €499,900 | €5,746 | 16.4% | 75 | 81 |
| rua das Farinhas | Active | €450,000 | €5,769 | 16.8% | 78 | 83 |
| Median comp | €442,500 | €5,758 | 16.6% | 75 | 80 |
Long-term rental The property’s listing price of €395,000 significantly exceeds the fair value of €173,195, indicating it is overpriced by 56.2%. Although the gross yield of 4% may seem reasonable, the high acquisition cost diminishes the investment appeal for a sustainable long-term rental strategy. Family rental Despite the property being situated in a desirable neighborhood with a rating of 84/100, the excessive price of €395,000 compared to the fair value of €173,195 suggests it is overpriced. This significant gap reduces the attractiveness of the investment for family rentals, as the initial investment may not provide proportional returns. Buy-and-hold With a fair value of only €173,195 against the listing price of €395,000, this property is clearly overpriced by 56.2%, which could complicate future appreciation for a buy-and-hold strategy. Although the property is in fair condition and located in a well-rated area, the elevated purchase price limits the expected long-term gains for investors pursuing this strategy.
Tenant turnover risk The tenant stability score of 80/100 suggests that there may be a moderate risk of tenant turnover, which could impact cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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