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 102 m² on the 2nd floor, built in 2018, energy rating C. Located on rua Sampaio e Pina, Avenidas Novas parish, Lisbon municipality, Lisbon district. This apartment features a fully equipped kitchen with high-end Bosch appliances and a sunroom, enhancing both functionality and natural light.
The valuation. The asking price of €850,000 sits €199,055 (30.6%) above the fair value of €650,945, indicating that the property is overpriced. Buyers should proceed with caution given the significant disparity between asking and fair value.
Fair value modelled at €650,945 from 6 comparable sales in the area. Asking €850,000 sits €199,055 (30.6%) above — overpriced versus fair value.
Asking €850,000 versus the rua Sampaio e Pina area baseline of €578,746 (€5,674/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €578,746, adjusted for condition and micro-location, gives a modelled fair value of €650,945 (€6,382/m²), a €199,055 (30.6%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sampaio e Pina | Subject | €850,000 | €8,333 | — | 81 | 81 |
| rua General Garcia Rosado | Active | €550,000 | €5,446 | 34.7% | 78 | 83 |
| Alvalade · 38be33 | Active | €420,000 | €6,364 | 23.6% | 80 | 81 |
| rua Azedo Gneco | Active | €709,000 | €7,543 | 9.5% | 76 | 83 |
| rua Guerra Junqueiro | Active | €430,000 | €5,513 | 33.8% | 75 | 80 |
| Median comp | €490,000 | €5,939 | 28.7% | 77 | 82 |
Long-term rental The property is overpriced at €850,000 compared to the fair value of €650,945, leading to a significant 30.6% gap. With a gross yield of only 2.9%, the returns would not justify the high market entry price in a competitive rental landscape. Short-term vacation rental Given the significant price premium of 30.6% over fair value, the €850,000 asking price diminishes the potential for profitable short-term rental operations. While the apartment is in a desirable location, the yield of 2.9% is unlikely to attract the necessary volume of bookings to cover this investment. Buy-and-hold Investing in this property for the long term is not recommended as the €850,000 price tag represents a substantial overvaluation at 30.6% above the fair value of €650,945. The gross yield of 2.9% further suggests that holding this asset would provide minimal returns relative to the cost. Not ideal for student housing This property is overpriced and does not align with the needs of the student housing market, where more affordable options are typically sought. Its €850,000 listing price is far above the typical budget of students, limiting its potential tenant pool.
Tenant instability risk There is a risk associated with the tenant stability score of 68/100, indicating potential challenges in maintaining consistent occupancy and revenue.
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