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 124 m² on the 4th floor, built in 2008, energy rating C. Located on rua de Alcântara, Alcântara parish, Lisbon municipality, Lisbon district. This apartment features a spacious living room with 35.10 m², ideal for entertaining, and benefits from excellent sun exposure offering unobstructed views of Alcântara.
The valuation. The asking price of €690,000 sits €130,643 (18.9%) above the fair value of €559,357, indicating the property is overpriced. This discrepancy raises concerns for potential returns on investment based on current market conditions.
Fair value modelled at €559,357 from the area baseline, adjusted for condition and location. Asking €690,000 sits €130,643 (18.9%) above — overpriced versus fair value.
Asking €690,000 versus the rua de Alcântara area baseline of €622,232 (€5,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 85 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua de Alcântara
Area baseline €622,232 + condition +€6,588 + location +€64,457 = modelled fair value of €559,357 (€4,511/m²), a €130,643 (18.9%) gap versus the €690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Alcântara | Subject | €690,000 | €5,565 | — | 74 | 83 |
| rua dos Lusíadas | Active | €650,000 | €5,242 | 5.8% | 76 | 77 |
| rua Diário de Noticias, 52 | Active | €485,000 | €5,105 | 8.3% | 70 | 82 |
| avenida Dom Nuno Álvares Pereira | Active | €320,000 | €3,232 | 41.9% | 73 | 75 |
| rua Fernão Lourenço | Active | €315,000 | €4,038 | 27.4% | 80 | 80 |
| Median comp | €402,500 | €4,572 | 17.8% | 75 | 79 |
Long-term rental The apartment, priced at €690,000, is overpriced compared to its fair value of €559,357, presenting a significant gap of 18.9%. Additionally, the gross yield of 3.1% indicates a lower-than-desirable return, making long-term rental an unappealing strategy. Buy-and-hold Investing in the property for a buy-and-hold strategy is discouraged, as it carries an 18.9% premium over fair market value at €690,000. With a yield of only 3.1%, this strategy does not align with optimal long-term investment objectives. Family rental While the property is situated in a quality neighbourhood with a score of 83/100, its pricing at €690,000 makes it overpriced when the fair value is €559,357. The lower yield of 3.1% further suggests that using this property as a family rental may not be financially prudent in the current market condition.
Tenant turnover risk With both the economic and tenant stability scores at 80/100, there may be a moderate risk of tenant turnover affecting cash flow stability over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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