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, 1-bathroom apartment of 94 m² on the 4th floor, built in 1961. Located on avenida dos Estados Unidos da América, 119, Alvalade parish, Lisbon municipality, Lisbon district. Noticeable Features: This apartment includes exclusive parking for residents and features spacious built-in wardrobes, offering ample storage solutions that enhance practicality in urban living.
The valuation. The asking price of €540,000 sits significantly above the fair value of €167,597, with a difference of €372,403 (69.0%). This property is objectively overpriced based on current market analyses.
Fair value modelled at €167,597 from the area baseline, adjusted for condition and location. Asking €540,000 sits €372,403 (69.0%) above — overpriced versus fair value.
Asking €540,000 versus the avenida dos Estados Unidos da América, 119 area baseline of €481,562 (€5,123/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 70 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida dos Estados Unidos da América, 119
Area baseline €481,562 + condition +€2,203 + location +€16,121 = modelled fair value of €167,597 (€1,783/m²), a €372,403 (69.0%) gap versus the €540,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Estados Unidos da América, 119 | Subject | €540,000 | €5,745 | — | 70 | 77 |
| São Domingos de Benfica · 49b946 | Active | €370,000 | €5,286 | 8.0% | 72 | 80 |
| rua de Dona Estefânia, 31 | Active | €352,000 | €5,029 | 12.5% | 75 | 84 |
| Olivais · 4bc2ab | Active | €393,000 | €5,240 | 8.8% | 70 | 82 |
| rua Cidade de Nova Lisboa, 219 | Active | €450,000 | €4,891 | 14.9% | 70 | 69 |
| Median comp | €381,500 | €5,135 | 10.6% | 71 | 81 |
Long-term rental Renting out this property will yield a gross return of 3.3%, which is less attractive given the significant price premium of 69.0% above its fair value. The combination of a moderately rated condition (77/100) and neighborhood (77/100) may not support the elevated asking price. Buy-and-hold Holding onto this overpriced asset at €540,000 may lead to slow appreciation potential as it is already priced significantly beyond its fair valuation of €167,597. Market conditions suggest that while Lisbon has good urban infrastructure, the current price does not align with the longer-term growth expected in this location. Value-add renovation Investing in renovations might increase the property’s appeal, but with a fair value gap of 69.0%, it is challenging to recoup the costs and justify the initial investment. The key indicators such as neighbourhood quality and condition do not support the high current asking price, indicating a limited upside even post-renovation.
Tenant turnover risk With a tenant stability score of 70/100, there is a 30% potential for tenant turnover that could lead to increased vacancies and lost 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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