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 86 m², built in 2000, energy rating D. Located on rua José Relvas, 40, Beato parish, Lisbon municipality, Lisbon district. This top-floor apartment features expansive city views and an abundance of natural light throughout the day, emphasizing its desirable location within the rapidly transforming Beato district.
The valuation. The asking price of €499,000 exceeds the fair value of €373,272 by €125,728 (25.2%), indicating that the property is overpriced for potential investors. Buy-to-flip angle. Given the condition score of 70/100, the potential for cosmetic upgrades could facilitate a resale strategy targeting quick buyers for profit. Buy-to-let angle. With a gross yield of 3.2% and estimated monthly rental income of €1,331, this apartment could serve well as a family rental in a mixed neighborhood, appealing to diverse tenants.
Fair value modelled at €373,272 from the area baseline, adjusted for condition and location. Asking €499,000 sits €125,728 (25.2%) above — overpriced versus fair value.
Asking €499,000 versus the rua José Relvas, 40 area baseline of €409,876 (€4,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 68 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua José Relvas, 40
Area baseline €409,876 + condition -€7,391 + location +€41,995 = modelled fair value of €373,272 (€4,340/m²), a €125,728 (25.2%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Relvas, 40 | Subject | €499,000 | €5,802 | — | 70 | 81 |
| rua Chaby Pinheiro, 8 | Active | €620,000 | €4,593 | 20.8% | 72 | 82 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 27.1% | 70 | 80 |
| Olivais · 9384a9 | Active | €369,000 | €5,507 | 5.1% | 68 | 73 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 11.6% | 78 | 88 |
| Median comp | €559,500 | €4,861 | 16.2% | 71 | 81 |
Long-term rental This property is not ideal for long-term rental due to its 25.2% gap above fair value, which limits potential returns. Additionally, with a gross yield of only 3.2%, the property may struggle to attract quality tenants in the competitive rental market of Lisbon. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable as it is overpriced at €499,000 compared to its fair value of €373,272. Holding onto an asset with a 25.2% premium is likely to hinder capital appreciation over time, impacting overall investment performance. Family rental While the neighborhood scores well at 81/100, making it appealing for families, the price point of €499,000 makes this property less attractive for family rentals. The gap to fair value reinforces concerns about affordability and potential income generation in a family-oriented market. Not ideal for: Short-term vacation rental, Student housing
Tenant turnover risk The tenant stability score of 75/100 indicates that there may be a moderate level of turnover among tenants, posing potential challenges for maintaining consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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