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 134 m² on the 2nd floor, built in 1988, energy rating C. Located on rua de Ceuta, 12, Algés, Linda-a-Velha e Cruz Quebrada-Dafundo parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes a substantial 70 m² box garage, capable of accommodating three vehicles and featuring a kitchen and social bathroom, enhancing its usability.
The valuation. The asking price of €615,000 is significantly above the fair value of €529,149, representing an overvaluation of €85,851 (16.2%). This property fails to align with its market worth. Buy-to-flip angle. A buy-to-flip strategy might involve renovations to enhance appeal, targeting a resale price above €615,000, although the current valuation suggests that profits would be challenging to achieve within a competitive market. Buy-to-let angle. Generating a gross yield of 3% with estimated rental income of €1,538/month indicates modest cash flow, which may attract family rentals in a suburban setting, albeit with limited growth potential.
Fair value modelled at €529,149 from 6 comparable sales in the area. Asking €615,000 sits €85,851 (16.2%) above — overpriced versus fair value.
Asking €615,000 versus the rua de Ceuta, 12 area baseline of €503,510 (€3,758/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €503,510, adjusted for condition and micro-location, gives a modelled fair value of €529,149 (€3,949/m²), a €85,851 (16.2%) gap versus the €615,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Ceuta, 12 | Subject | €615,000 | €4,590 | — | 64 | 80 |
| avenida das Laranjeiras, 10 | Active | €475,000 | €3,800 | 17.2% | 65 | 80 |
| praceta das Flores S / N | Active | €570,000 | €3,413 | 25.6% | 73 | 74 |
| rua da Eira, 16 | Active | €840,000 | €6,176 | 34.6% | 72 | 79 |
| Alfragide · 99f395 | Active | €395,000 | €3,292 | 28.3% | 65 | 76 |
| Median comp | €522,500 | €3,607 | 21.4% | 69 | 78 |
Long-term rental The 3-bed apartment in Algés is currently listed at €615,000, which is 16.2% above its fair value of €529,149, indicating that it is overpriced. With a gross yield of 3%, this property may offer limited returns for a long-term rental strategy. Buy-and-hold Investing in this apartment as a buy-and-hold property carries a risk due to its pricing, as it is valued at €615,000, well above the fair value of €529,149. The potential for appreciation may not be sufficient to justify the current listing price in a neighborhood that provides robust amenities and safety. Family rental While the property is located in a neighborhood rated 80/100 for overall quality, its listing price of €615,000 is significantly above the fair valuation of €529,149, making it overpriced. A family rental strategy would likely yield limited benefits given the understated gross yield of 3% relative to the property’s cost. Short-term vacation rental This property is not ideal for a short-term vacation rental strategy, as its current asking price of €615,000 is inflated compared to the fair value of €529,149. The low gross yield of 3% further diminishes its attractiveness in this market segment. Student housing The apartment in Algés, while suitable for family rentals, is priced at €615,000, which is over the fair value of €529,149, suggesting it is overpriced. The yield of 3% does not support the risks typically associated with investing in student housing in this area.
Potential tenant turnover The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and additional costs for re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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