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.
5-bedroom, 4-bathroom duplex of 330 m², built in 1998, energy rating D. Located on avenida Miguel Torga, 23A, Campolide parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a unique 100m² private terrace with stunning views of the Aqueduto das Águas Livres and easy access to natural sunlight throughout the day.
The valuation. The asking price of €2,100,000 exceeds the fair value of €1,486,464 by €613,536, or 29.2%. This property is deemed overpriced, as the valuation significantly deviates from market fundamentals.
Fair value modelled at €1,486,464 from the area baseline, adjusted for condition and location. Asking €2,100,000 sits €613,536 (29.2%) above — overpriced versus fair value.
Asking €2,100,000 versus the avenida Miguel Torga, 23A area baseline of €1,858,230 (€5,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Miguel Torga, 23A
Area baseline €1,858,230 + condition +€25,781 + location +€161,143 = modelled fair value of €1,486,464 (€4,504/m²), a €613,536 (29.2%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Miguel Torga, 23A | Subject | €2,100,000 | €6,364 | — | 75 | 81 |
| praça de Londres Apresentamos | Active | €1,950,000 | €6,500 | 2.1% | 82 | 87 |
| rua de São Domingos, 10 | Active | €3,150,000 | €8,036 | 26.3% | 80 | 79 |
| avenida República | Active | €1,650,000 | €6,395 | 0.5% | 74 | 81 |
| rua João de Freitas Branco | Active | €1,050,000 | €5,048 | 20.7% | 72 | 80 |
| Median comp | €1,800,000 | €6,448 | 1.3% | 77 | 81 |
Long-term rental While the property offers a suitable gross yield of 2.7%, its current listing price is 29.2% higher than the fair value of €1,486,464. This overpriced status jeopardizes the long-term investment potential and may deter high-quality tenants seeking value. Buy-and-hold The property is valued at €1,486,464, which is significantly below the listing price of €2,100,000, implying a 29.2% premium. This excessive pricing heightens the investment risk and limits appreciation prospects in a competitive market. Short-term vacation rental Although the property is located in a desirable area with good amenities, its 2.7% gross yield does not justify the 29.2% price gap compared to the fair value. Thus, the overpriced nature of the investment compromises expected returns in the short-term rental market. Not ideal for Agricultural investment Given the urban context and the high valuation of the property, it remains unsuitable for agricultural investment. The pricing does not support the viability of such an alternative use in a predominantly residential and commercial setting.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy and associated costs.
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