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 92 m² on the 2nd floor, built in 1957, energy rating C. Located on calçada dos Mestres, 5, Campolide parish, Lisbon municipality, Lisbon district. This apartment features a renovated balcony offering scenic views of the Amoreiras and the Aqueduct of Águas Livres, enhancing outdoor living in a central Lisbon location.
The valuation. The asking price of €585,000 is significantly above fair value of €483,465, indicating an overvaluation of €101,535 (21.0%). This price discrepancy suggests that potential buyers should exercise caution.
Fair value modelled at €483,465 from 6 comparable sales in the area. Asking €585,000 sits €101,535 (21.0%) above — overpriced versus fair value.
Asking €585,000 versus the calçada dos Mestres, 5 area baseline of €400,853 (€4,357/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 €400,853, adjusted for condition and micro-location, gives a modelled fair value of €483,465 (€5,255/m²), a €101,535 (21.0%) gap versus the €585,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada dos Mestres, 5 | Subject | €585,000 | €6,359 | — | 76 | 84 |
| Benfica · b3292e | Active | €529,900 | €5,637 | 11.3% | 80 | 81 |
| rua José dos Santos Pereira, 1 | Active | €529,900 | €5,698 | 10.4% | 85 | 73 |
| avenida Conde de Valbom, 65 | Active | €650,000 | €4,577 | 28.0% | 80 | 85 |
| avenida do Uruguai | Active | €529,900 | €4,689 | 26.3% | 82 | 69 |
| Median comp | €529,900 | €5,163 | 18.8% | 81 | 77 |
Long-term rental The property in Campolide is overpriced at €585,000, presenting a significant gap of 21.0% against its fair value of €483,465. With a gross yield of only 3.1%, the returns may not justify the current asking price for long-term residential tenants. Family rental Although the apartment is in a desirable area with a high neighborhood score of 84/100, the listing price of €585,000 exceeds fair market expectations, making it overpriced. Families might be deterred by the high upfront costs despite the property's decent condition score of 80/100. Buy-and-hold The investment thesis for buying and holding this Campolide apartment is weakened by its overpriced status at €585,000, which is 21.0% above the fair value of €483,465. Given the current gross yield of 3.1%, holding this property may not provide the expected long-term appreciation as the price doesn't align with market fundamentals.
Tenant turnover risk Tenant stability is relatively moderate at 70/100, indicating a potential risk of higher turnover costs and vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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