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, 2-bathroom apartment of 78 m² on the 9th floor, built in 2009, energy rating B. Located on parque do Rio, Parque das Nações parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts unobstructed river views and exclusive access to a private garden, enhancing its appeal for outdoor relaxation and entertainment.
The valuation. The asking price of €575,000 reflects a significant premium, sitting at 131.8% above the fair value of €248,098. Thus, the property is clearly overpriced.
Fair value modelled at €248,098 from 6 comparable sales in the area. Asking €575,000 sits €326,902 (131.8%) above — overpriced versus fair value.
Asking €575,000 versus the parque do Rio area baseline of €333,132 (€4,271/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €333,132, adjusted for condition and micro-location, gives a modelled fair value of €248,098 (€3,181/m²), a €326,902 (131.8%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque do Rio | Subject | €575,000 | €7,372 | — | 78 | 76 |
| rua Marechal António de Spínola | Active | €600,000 | €3,000 | 59.3% | 80 | 74 |
| rua Júlio Conceição Sousa, 3 | Active | €479,000 | €3,236 | 56.1% | 75 | 76 |
| alameda Doutor Francisco Sá Carneiro, 9 | Active | €350,000 | €3,125 | 57.6% | 75 | 76 |
| rua Sport Grupo Sacavenense S / N | Active | €495,000 | €5,964 | 19.1% | 80 | 78 |
| Median comp | €487,000 | €3,181 | 56.9% | 78 | 76 |
Long-term rental Given the current high valuation of €575,000 compared to the fair value of €248,098, this property presents a significant overpricing issue that limits upside potential for long-term rentals. With a gross yield of only 2.8%, the return on investment is unlikely to meet investor expectations, highlighting the risk of holding an overpriced asset. Family rental While the property is situated in a northern Lisbon suburb with strong socio-economic indicators, its overvaluation at €575,000 compared to a fair value of €248,098 diminishes its appeal for family rental purposes. The yield of 2.8% suggests that potential rental income may not justify the purchase price, making it a less attractive option for family accommodation. Buy-and-hold Investing in this property as a buy-and-hold strategy is complicated by its overpricing, with a listed price of €575,000 substantially above the fair value of €248,098. Given the lack of prospective capital appreciation due to its current valuation and a yield of only 2.8%, this strategy may lead to prolonged financial strain for investors.
Economic volatility risk With an economic stability score of 75/100, there is potential for fluctuations in market conditions that could impact the property’s value and rental income stability.
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
