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 93 m² on the 9th floor, built in 1977, energy rating D. Located on praceta Dom João de Menezes, Santo António dos Cavaleiros e Frielas parish, Loures municipality, Lisbon district. Noteworthy Features: The apartment benefits from a well-organized condominium, two elevators for convenience, and is positioned in an area that will gain enhanced metro access, boosting future value.
The valuation. The asking price of €320,000 exceeds the fair value of €206,752 by €113,248, or 35.4%. This indicates that the property is overpriced and may not represent a sound financial investment at this price point.
Fair value modelled at €206,752 from the area baseline, adjusted for condition and location. Asking €320,000 sits €113,248 (35.4%) above — overpriced versus fair value.
Asking €320,000 versus the praceta Dom João de Menezes area baseline of €313,782 (€3,374/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 66 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Dom João de Menezes
Area baseline €313,782 + condition -€9,591 + location +€16,765 = modelled fair value of €206,752 (€2,223/m²), a €113,248 (35.4%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Dom João de Menezes | Subject | €320,000 | €3,441 | — | 66 | 71 |
| rua Fernão Magalhães | Active | €380,000 | €4,318 | 25.5% | 68 | 73 |
| parque Residencial do Almirante | Active | €460,000 | €4,423 | 28.5% | — | 72 |
| Santa Clara · 4bb811 | Active | €270,000 | €3,068 | 10.8% | 74 | 72 |
| Santo António dos Cavaleiros e Frielas · 261cd3 | Active | €265,000 | €4,417 | 28.4% | 70 | 74 |
| Median comp | €325,000 | €4,368 | 26.9% | 70 | 73 |
Long-term rental The apartment's current listing price of €320,000 represents a significant 35.4% gap compared to the fair value of €206,752, indicating it is overpriced for a long-term rental strategy. With a gross yield of only 3.6%, the investment does not provide an attractive return potential for landlords seeking stable income over time. Family rental While this property is situated in a suburban area of Lisbon that appeals to families, its listing price of €320,000 is 35.4% above the fair value of €206,752, marking it as overpriced. Families looking for rentals may seek better value options, especially given the modest condition rating of 68/100. Buy-and-hold The buy-and-hold strategy is undermined by the apartment's listing price of €320,000, which is significantly overpriced at a 35.4% premium over the fair value of €206,752. This diminishes the likelihood of positive long-term appreciation, as the property features a modest yield of 3.6% and averages underwhelming conditions and neighborhood scores.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant chance of higher turnover, potentially affecting income continuity and leading to increased vacancy and turnover costs.
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