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, 2-bathroom apartment of 115 m² on the 2nd floor, built in 1990, energy rating D. Located on rua Saraiva de Carvalho, Campo de Ourique parish, Lisbon municipality, Lisbon district. This apartment features a rare en-suite bathroom in one of the bedrooms and built-in wardrobes that enhance space efficiency while maintaining its modern aesthetic.
The valuation. The asking price of €780,000 exceeds the fair value of €764,651 by €15,349 (2.0%). This property is appropriately valued given its features and location in Campo de Ourique.
Fair value modelled at €764,651 from 6 comparable sales in the area. Asking €780,000 sits €15,349 (2.0%) above — overpriced versus fair value.
Asking €780,000 versus the rua Saraiva de Carvalho area baseline of €652,737 (€5,676/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €652,737, adjusted for condition and micro-location, gives a modelled fair value of €764,651 (€6,649/m²), a €15,349 (2.0%) gap versus the €780,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Saraiva de Carvalho | Subject | €780,000 | €6,783 | — | 80 | 82 |
| rua da Arrábida | Active | €845,000 | €7,222 | 6.5% | 80 | 78 |
| largo do Rato | Active | €800,000 | €6,838 | 0.8% | 86 | 90 |
| avenida Almirante Reis | Active | €595,000 | €4,837 | 28.7% | 78 | 80 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 4.7% | 78 | 78 |
| Median comp | €822,500 | €6,650 | 2.0% | 79 | 79 |
Long-term rental The property in Campo de Ourique stands out with a gross yield of 2.9%, aligning with market expectations for stable long-term rental income. While the yield is modest, the strong neighborhood rating of 82/100 supports a reliable tenant market, making it a sound long-term rental investment. Buy-and-hold With a fair value of €764,651 and a price of €780,000, this property is fairly priced, indicating limited immediate appreciation potential. Nonetheless, the prime location and strong amenities create an appealing buy-and-hold scenario, bolstering future property value in a growing market. Family rental The 3-bedroom layout and favorable condition score of 81/100 make this apartment an excellent option for family rentals. Although priced at a slight premium, the advantageous neighborhood attributes help ensure long-term tenant retention and consistent rental demand.
Tenant Default Risk With a tenant stability score of 60/100, there is a significant risk of tenant defaults, which could impact cash flow and return on investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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