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 88 m² on the 2nd floor, energy rating C. Located on rua Fernando Gusmão, 5, Santa Clara parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment boasts a recently remodeled bathroom with a window, enhancing both comfort and natural light, and includes convenient parking for one car and a motorcycle.
The valuation. The asking price of €326,000 is significantly above the fair value of €138,305, with a disparity of €187,695 (57.6%). Thus, this property is overpriced and does not align with its true market value.
Fair value modelled at €138,305 from the area baseline, adjusted for condition and location. Asking €326,000 sits €187,695 (57.6%) above — overpriced versus fair value.
Asking €326,000 versus the rua Fernando Gusmão, 5 area baseline of €331,144 (€3,763/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 85 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Fernando Gusmão, 5
Area baseline €331,144 + condition +€4,675 + location +€14,742 = modelled fair value of €138,305 (€1,572/m²), a €187,695 (57.6%) gap versus the €326,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernando Gusmão, 5 | Subject | €326,000 | €3,705 | — | 75 | 81 |
| rua Ana Plácido S / N | Active | €349,000 | €5,540 | 49.5% | 73 | 74 |
| rua Belo Marques, 1 | Active | €560,000 | €5,138 | 38.7% | 74 | 76 |
| Lumiar · 96c5c2 | Active | €390,000 | €5,821 | 57.1% | 75 | 81 |
| urbanização Flamenga | Active | €338,000 | €3,634 | 1.9% | 74 | 67 |
| Median comp | €369,500 | €5,339 | 44.1% | 74 | 75 |
Long-term rental The apartment's current listing price of €326,000 represents a significant 57.6% gap compared to the fair value of €138,305, indicating that the property is overpriced. With a gross yield of only 3.8%, this investment may not provide satisfactory long-term returns relative to its cost. Family rental Although the area boasts a decent neighbourhood rating of 81/100, the substantial pricing gap suggests that families may be deterred from renting at this price point. Thus, investing in this 2-bed apartment as a family rental may not deliver the expected value given its current market position. Buy-and-hold Given that the apartment is considered overpriced, the potential appreciation may not justify a long-term hold strategy. Investors should carefully assess the risks of maintaining ownership at a price that significantly exceeds its fair value of €138,305. Not ideal for short-term rental The high listing price makes this property an unfeasible option for short-term rentals, where competitive pricing is crucial. Additionally, the yield of 3.8% does not align with expectations for dynamic short-term rental markets. Not ideal for luxury market The property’s condition rated at 78/100 may not meet the standards for luxury buyers, especially when priced at a substantial markup. This disconnect suggests that targeting the luxury market with this apartment is unlikely to succeed based on current valuation metrics.
Economic Sensitivity Risk With both economic and tenant stability scores at 80/100, there is a notable risk of potential fluctuations in rental income and occupancy, given that any economic downturn could similarly affect tenants' ability to pay.
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