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 164 m² on the 2nd floor, built in 1970, energy rating C. Located on rua Almeida e Sousa, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious terrace ideal for entertaining and showcases stunning views of the surrounding Campo de Ourique neighborhood, blending urban life with serene outdoor spaces.
The valuation. The asking price of €1,250,000 is significantly above fair value, which is assessed at €758,903. This results in an overvaluation of €491,097 (39.3%).
Fair value modelled at €758,903 from the area baseline, adjusted for condition and location. Asking €1,250,000 sits €491,097 (39.3%) above — overpriced versus fair value.
Asking €1,250,000 versus the rua Almeida e Sousa area baseline of €1,001,876 (€6,109/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 77 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 90 · Economic 95 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Almeida e Sousa
Area baseline €1,001,876 + condition +€9,737 + location +€103,333 = modelled fair value of €758,903 (€4,627/m²), a €491,097 (39.3%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almeida e Sousa | Subject | €1,250,000 | €7,622 | — | 80 | 90 |
| rua Rodrigo da Fonseca, 74 | Active | €975,000 | €3,638 | 52.3% | 80 | 80 |
| rua da Saudade | Active | €720,000 | €5,333 | 30.0% | 78 | 86 |
| rua Heliodoro Salgado, 7 | Active | €790,000 | €4,788 | 37.2% | 80 | 83 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 5.4% | 78 | 83 |
| Median comp | €882,500 | €5,061 | 33.6% | 79 | 83 |
Long-term rental This property, with a gross yield of 2.4%, presents an overvaluation challenge given the fair value of €758,903, indicating a 39.3% premium over its worth. Additionally, while the neighbourhood boasts a strong rating of 90/100, the high price point may limit the potential for sustainable rental income. Buy-and-hold Despite the desirable location in Campo de Ourique, the apartment is priced significantly above fair value, which suggests that holding this asset may not yield the expected equity growth. With a fair value of €758,903, the substantial gap could hinder long-term profitability due to current market dynamics. Luxury market The premium price tag of €1,250,000 suggests that this property is better positioned in the luxury market; however, with a fair value of only €758,903, it is clearly overpriced. The high condition score of 79/100 does add attractive elements, but the current pricing reality may deter potential luxury buyers from investing. Not ideal for student housing This property's price vastly exceeds the fair market value, which could render it an unsuitable choice for student housing investments. The significant gap from fair value implies that the financial dynamics necessary for student accommodations may not be favorable. Not ideal for short-term vacation rental The current asking price is notably high compared to its fair valuation, indicating that it may not provide an advantageous investment for short-term vacation rentals. Coupled with the high premium, the yield of 2.4% does not align with the expected returns typically sought in this segment. Not ideal for value-add renovation Priced at €1,250,000, this apartment does not present a viable opportunity for value-add renovations, as its fair value is significantly lower at €758,903. The gap in valuation suggests that any potential improvements may not yield a return that justifies the initial investment.
Potential Tenant Turnover The tenant stability score of 80/100 indicates a moderate risk of turnover, which could lead to increased vacancy and costs associated with re-leasing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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