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 40 m² on the 4th floor, energy rating B. Located on rua Silva Carvalho, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts charming river views and is situated on a prime street within the vibrant, family-friendly Campo de Ourique neighborhood, enhancing its appeal.
The valuation. The asking price of €485,000 is significantly above the fair value of €332,460, with a discrepancy of €152,540 (45.9%). This property is notably overpriced, making it a less attractive investment option.
Fair value modelled at €332,460 from 6 comparable sales in the area. Asking €485,000 sits €152,540 (45.9%) above — overpriced versus fair value.
Asking €485,000 versus the rua Silva Carvalho area baseline of €322,158 (€8,054/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €322,158, adjusted for condition and micro-location, gives a modelled fair value of €332,460 (€8,312/m²), a €152,540 (45.9%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Silva Carvalho | Subject | €485,000 | €12,125 | — | 76 | 83 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 55.0% | 81 | 82 |
| Misericórdia · 09029e | Active | €550,000 | €8,730 | 28.0% | 84 | 86 |
| rua do Arsenal | Active | €460,000 | €9,583 | 21.0% | 80 | 80 |
| praça Luis da Camões, 6 | Active | €442,000 | €7,893 | 34.9% | 80 | 90 |
| Median comp | €470,000 | €8,312 | 31.5% | 81 | 84 |
Long-term rental The market yield of 2.5% gross suggests that this 1-bed apartment in Campo de Ourique is not an ideal investment for long-term rental given the significant gap of 45.9% compared to the fair value of €332,460. As the property is priced at €485,000, the potential returns may be insufficient for long-term viability in the current market. Buy-and-hold Holding this property undervalues the returns, as the €485,000 asking price significantly exceeds the fair valuation of €332,460, indicating a 45.9% overpricing. Given the conditions in this central Lisbon neighbourhood, future appreciation may not compensate for the current overvaluation. Luxury market While Campo de Ourique has appealing neighbourhood qualities, the property’s €485,000 listing significantly overshoots its €332,460 fair value, representing a 45.9% gap. Investing in the luxury market with such an overvalued asset may expose investors to greater risks without the potential for satisfactory returns. Not ideal for The property is clearly overpriced and therefore unsuitable as student housing or for short-term rental in remote areas, where potential yield diminishes further. Given its high price point and limited appeal in these markets, it could lead to prolonged vacancy and insufficient rent.
Tenant Default Risk The tenant stability score of 60/100 suggests a higher likelihood of tenant turnover and potential defaults, which could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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