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 85 m², energy rating C. Located on rua Gil Vicente, 15, Alcântara parish, Lisbon municipality, Lisbon district. This property features original architectural details alongside modern finishes, enhancing its charm while providing a bright and airy atmosphere throughout the spacious living areas.
The valuation. The asking price of €495,000 sits significantly above the fair value of €400,023, resulting in an overpriced property by €94,977 (23.7%). This considerable discrepancy suggests a misalignment with market expectations.
Fair value modelled at €400,023 from 6 comparable sales in the area. Asking €495,000 sits €94,977 (23.7%) above — overpriced versus fair value.
Asking €495,000 versus the rua Gil Vicente, 15 area baseline of €299,634 (€3,525/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €299,634, adjusted for condition and micro-location, gives a modelled fair value of €400,023 (€4,706/m²), a €94,977 (23.7%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente, 15 | Subject | €495,000 | €5,824 | — | 78 | 76 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 18.9% | 72 | 83 |
| rua dos Lusíadas | Active | €650,000 | €5,242 | 10.0% | 76 | 77 |
| rua dos Lusíadas, 106 | Active | €610,000 | €4,692 | 19.4% | 80 | 78 |
| rua Serpa Pinto | Active | €267,500 | €3,993 | 31.4% | 80 | 73 |
| Median comp | €482,000 | €4,706 | 19.2% | 78 | 78 |
Long-term rental The property’s gross yield of 3.2% is relatively low, which signals potential challenges in generating substantial rental income over the long term. Additionally, given its fair value of €400,023, the listing price of €495,000 reflects a 23.7% premium that may discourage prospective tenants seeking affordable options. Buy-and-hold With a current listing price significantly above fair value, the investment may not yield the necessary appreciation to justify the initial capital outlay in the foreseeable future. Holding an overpriced property could lead to stagnant returns as the market adjusts to more realistic pricing levels. Family rental While the apartment is well-rated in condition and the neighborhood, the high price compared to its fair value could hinder the ability to attract families who are typically budget-conscious. Families may gravitate towards more competitively priced options, further perpetuating vacancy risks for this listing. Not ideal for: Short-term vacation rental, Luxury market
Tenant turnover risk High tenant turnover could occur due to the relatively moderate tenant stability score of 75/100, potentially impacting rental income stability and increasing vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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