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, 3-bathroom apartment of 144 m² on the 7th floor, energy rating C. Located on avenida dos Estados Unidos da América, Alvalade parish, Lisbon municipality, Lisbon district. This property features a spacious 28 m² balcony that extends the social area, providing stunning, unobstructed city views and exceptional opportunities for outdoor living.
The valuation. The asking price of €775,000 sits €521,993 above fair value, indicating an overpriced property at 67.4% over the estimated worth. This discrepancy suggests a significant adjustment is needed for a more realistic market positioning.
Fair value modelled at €1,082,927 from 6 comparable sales in the area. Asking €755,000 sits €327,927 (30.3%) below — the upside to fair value.
Asking €755,000 versus the avenida dos Estados Unidos da América area baseline of €1,033,866 (€7,180/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €1,033,866, adjusted for condition and micro-location, gives a modelled fair value of €1,082,927 (€7,520/m²), a €327,927 (30.3%) gap versus the €755,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Estados Unidos da América | Subject | €755,000 | €5,243 | — | 70 | 83 |
| Avenidas Novas · 6a9412 | Active | €1,750,000 | €8,333 | 58.9% | 72 | 80 |
| parque Eduardo VII | Active | €1,750,000 | €10,802 | 106.0% | 75 | 91 |
| avenida João Crisóstomo | Active | €1,590,000 | €8,595 | 63.9% | 87 | 82 |
| calçada de Santo António, 9A | Active | €1,275,000 | €5,667 | 8.1% | 75 | 87 |
| Median comp | €1,670,000 | €8,464 | 61.4% | 75 | 85 |
Long-term rental Despite the property's high valuation of €775,000, the fair market value stands at only €253,007, indicating a significant gap of 67.4%. The gross yield of 3.1% is insufficient to justify the purchase, as it fails to meet an acceptable return threshold in a competitive market. Family rental While the property is located in a favorable suburban area with a neighbourhood score of 83/100, the overpriced listing at €775,000 does not align with its actual fair value of €253,007. Families may be discouraged from renting due to the skewed pricing relative to market expectations, thereby limiting potential demand. Buy-and-hold The buy-and-hold strategy is less appealing for this property, given that it is priced at €775,000 and far exceeds the fair value of €253,007 with a substantial 67.4% gap. Although the neighbourhood offers decent amenities and tenant quality, the lack of financial justification in light of the gross yield of 3.1% diminishes its attractiveness as a long-term investment.
Tenant turnover risk High tenant turnover risk may arise from the tenant stability score of 75/100, indicating potential challenges in maintaining occupancy rates that could affect cash flow.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
