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, 2-bathroom apartment of 83 m² on the 5th floor, energy rating B. Located on rua Sport Grupo Sacavenense, Sacavém e Prior Velho parish, Loures municipality, Lisbon district. This apartment features a spacious continuous balcony accessible from multiple rooms, enhancing both natural light and outdoor living space.
The valuation. The asking price of €495,000 is significantly above fair value, which is estimated at €200,858, representing an excess of €294,142 (59.4%). Verdict: overpriced.
Fair value modelled at €200,858 from the area baseline, adjusted for condition and location. Asking €495,000 sits €294,142 (59.4%) above — overpriced versus fair value.
Asking €495,000 versus the rua Sport Grupo Sacavenense area baseline of €280,042 (€3,374/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Sport Grupo Sacavenense
Area baseline €280,042 + condition +€4,928 + location +€17,812 = modelled fair value of €200,858 (€2,420/m²), a €294,142 (59.4%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sport Grupo Sacavenense | Subject | €495,000 | €5,964 | — | 75 | 75 |
| praça Regimento Artilharia Pesada, 1 | Active | €470,000 | €5,109 | 14.3% | 75 | 77 |
| avenida de Pádua, 3 | Active | €760,000 | €4,750 | 20.4% | 74 | 75 |
| avenida da Peregrinação | Active | €615,000 | €5,748 | 3.6% | 86 | 78 |
| parque das Nações | Active | €560,000 | €5,490 | 7.9% | 75 | 81 |
| Median comp | €587,500 | €5,300 | 11.1% | 75 | 78 |
Long-term rental The rental yield of 2.3% does not justify the current asking price of €495,000, especially considering the fair value is €200,858, indicating a significant overpricing of the property. With a condition score of 79/100 and a neighbourhood score of 75/100, the property may struggle to attract long-term tenants seeking quality living at competitive prices. Buy-and-hold While the Greater Lisbon area boasts urban amenities and proximity to employment centers, the €495,000 listing price presents a notable risk due to the fair value being substantially lower at €200,858. This significant gap highlights the potential for diminished returns over time, as holding an overpriced asset may not yield favorable appreciation in the future. Family rental Targeting families in this area may prove challenging due to the property’s overpriced status at €495,000, significantly above its fair value of €200,858. Even with adequate condition and neighbourhood ratings, the financial impracticality could deter families from opting for a rental that does not align with their budget expectations.
Economic downturn risk With an economic stability score of 80/100, there is still a potential risk of adverse market fluctuations affecting rental income and occupancy rates. Tenant turnover risk A tenant stability score of 70/100 indicates there may be a higher likelihood of turnover, potentially leading to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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