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.
3-bedroom, 3-bathroom apartment of 207 m² on the 8th floor, built in 2002, energy rating C. Located on rua Dom João V, Campo de Ourique parish, Lisbon municipality, Lisbon district. Notable Features: This apartment includes a spacious living area that integrates seamlessly with the kitchen, creating an ideal space for entertaining and family gatherings, further enhanced by high-quality finishes throughout.
The valuation. The asking price of €1,899,000 is significantly higher than the fair value of €951,930, indicating that the property is overpriced by €947,070 (49.9%). This discrepancy suggests a reevaluation is needed for potential investors.
Fair value modelled at €951,930 from the area baseline, adjusted for condition and location. Asking €1,899,000 sits €947,070 (49.9%) above — overpriced versus fair value.
Asking €1,899,000 versus the rua Dom João V area baseline of €1,264,563 (€6,109/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João V
Area baseline €1,264,563 + condition +€22,641 + location +€114,123 = modelled fair value of €951,930 (€4,599/m²), a €947,070 (49.9%) gap versus the €1,899,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João V | Subject | €1,899,000 | €9,174 | — | 78 | 85 |
| Campo de Ourique · 96c1b0 | Active | €1,820,000 | €10,706 | 16.7% | 85 | 85 |
| Avenidas Novas · b7c2d1 | Active | €1,390,000 | €7,637 | 16.7% | 76 | 85 |
| São Vicente · 4d43f7 | Active | €960,000 | €5,680 | 38.1% | 80 | 78 |
| rua António Maria Cardoso S / N | Active | €1,900,000 | €7,819 | 14.8% | 76 | 82 |
| Median comp | €1,605,000 | €7,728 | 15.8% | 78 | 84 |
Long-term rental This property, listed at €1,899,000, significantly exceeds its fair value of €951,930, indicating that it is overpriced by 49.9%. Although the yield of 2.3% may appeal to some investors, the high entry price will likely hinder long-term profitability in this sector. Short-term vacation rental Despite the attractive location in Campo de Ourique, the current listing price of €1,899,000 is excessively high compared to the fair value of €951,930, thus classifying it as overpriced. Short-term rental potential may be appealing; however, the financial feasibility is compromised by the steep acquisition costs. Buy-and-hold The property’s valuation at €1,899,000 suggests that it is overpriced relative to its fair value of €951,930, creating a substantial gap of 49.9%. While Campo de Ourique boasts a strong neighborhood score of 85, the excessive purchase price limits the long-term investment thesis for holding this asset. Value-add renovation Renovation opportunities are unlikely to yield sufficient returns given the property is currently listed at €1,899,000, which is significantly higher than its fair value of €951,930. The pricing dynamics indicate that even extensive value-add efforts may not lead to an acceptable return on investment in this overpriced scenario. Student housing With the property priced at €1,899,000, it is clear that it does not lend itself well to the student housing market, especially considering its fair value is only €951,930. The high acquisition cost, combined with limited yield potential, renders this strategy unfeasible depending on the current market conditions.
Potential Tenant Turnover Risk The tenant stability score of 75/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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