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.
1-bedroom, 1-bathroom apartment of 35 m², built in 2019, energy rating C. Located on azinhaga dos Ameixiais, Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a prime location adjacent to Campo Grande park, providing significant green space and recreational opportunities in a highly urbanized area.
The valuation. The asking price of €310,000 is significantly above the fair value of €221,667, representing an overvaluation of €88,333 (39.8%). This indicates the property is overpriced in the current market context.
Fair value modelled at €221,667 from 5 comparable sales in the area. Asking €310,000 sits €88,333 (39.8%) above — overpriced versus fair value.
Asking €310,000 versus the azinhaga dos Ameixiais area baseline of €205,106 (€5,860/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €205,106, adjusted for condition and micro-location, gives a modelled fair value of €221,667 (€6,333/m²), a €88,333 (39.8%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| azinhaga dos Ameixiais | Subject | €310,000 | €8,857 | — | 80 | 75 |
| rua Belo Marques, 1 | Active | €390,000 | €4,756 | 46.3% | 75 | 81 |
| rua José Cardoso Pires S / N | Active | €370,000 | €4,022 | 54.6% | 75 | 76 |
| alameda das Linhas de Torres | Active | €380,000 | €6,333 | 28.5% | 80 | 76 |
| rua Conde das Antas | Active | €395,000 | €7,900 | 10.8% | 85 | 78 |
| Median comp | €385,000 | €5,545 | 37.4% | 78 | 77 |
Long-term rental The property is overpriced by 39.8% compared to its fair value, which diminishes its appeal for long-term rental strategy. A gross yield of 4.1% does not justify the high listing price given the economic conditions of the suburban location. Family rental Given the current market valuation, the property appears overpriced, which may deter families seeking rental options within the area. The combined scores of 75/100 in the neighborhood and a condition rating of 76/100 suggest decent but not exceptional qualities to warrant the listing price. Buy-and-hold The significant gap from its fair value indicates that this buy-and-hold strategy would likely not see appropriate returns, as the property is overpriced by nearly 40%. Considering the suburban context and amenities, this investment lacks the potential for significant appreciation in the long term.
Economic downturn risk The combination of an 80/100 economic stability score and a 75/100 tenant stability score suggests potential vulnerability to economic downturns, which could impact rental income and property values negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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