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 90 m² on the 2nd floor, built in 1987, energy rating D. Located on rua Academia Recreativa de Santo Amaro, 4, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts an unobstructed river view and benefits from abundant natural light due to its dual solar exposure, enhancing the sense of space and comfort.
The valuation. The asking price of €499,000 is substantially above its fair value of €424,464, resulting in an overpricing of €74,536 (17.6%). This indicates that the property is not positioned competitively within the market. Buy-to-flip angle. A buy-and-flip strategy could prove challenging due to the current asking price. To achieve a profitable resale, significant price reductions or value-adding renovations would be necessary. Buy-to-let angle. The projected rental income of approximately €1,414 per month offers a gross yield of 3.4%. Given the apartment's high-quality finishes, it could attract reliable tenants, making it suitable for a long-term rental strategy.
Fair value modelled at €537,179 from 5 comparable sales in the area. Asking €499,000 sits €38,179 (7.1%) below — the upside to fair value.
Asking €499,000 versus the rua Academia Recreativa de Santo Amaro, 4 area baseline of €407,145 (€4,575/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 €407,145, adjusted for condition and micro-location, gives a modelled fair value of €537,179 (€6,036/m²), a €38,179 (7.1%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Academia Recreativa de Santo Amaro, 4 | Subject | €499,000 | €5,607 | — | 84 | 81 |
| rua da Atalaia | Active | €980,000 | €6,533 | 16.5% | 75 | 90 |
| rua Joaquim Casimiro | Active | €850,000 | €6,296 | 12.3% | 70 | 78 |
| rua Garcia de Orta, 31 | Active | €475,000 | €4,750 | 15.3% | 80 | 82 |
| rua de Santo Amaro, 3 | Active | €845,000 | €6,036 | 7.7% | 75 | 80 |
| Median comp | €847,500 | €6,166 | 10.0% | 75 | 81 |
Long-term rental The property, with a fair value of €424,464, is overpriced at €499,000, reflecting a significant 17.6% gap. With a gross yield of only 3.4%, the investment may struggle to generate adequate returns over the long term. Family rental At a listing price of €499,000, this apartment does not represent an appealing option for family rentals given that it's overpriced by 17.6% compared to its fair value. Families seeking affordable and spacious living may opt for better value alternatives in the area. Buy-and-hold Investing in this property for a buy-and-hold strategy is less attractive considering its 17.6% premium over the fair market value of €424,464. This may lead to difficulty in achieving desirable appreciation and cash flow in the long term.
Economic Dependency Risk The property relies heavily on a strong local economy, which, despite an 85/100 economic stability score, could be vulnerable to unexpected market shifts that may affect tenant retention with an 80/100 tenant stability score.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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