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, 1-bathroom apartment of 67 m² on the 1st floor, built in 1950, energy rating C. Located Campo de Ourique parish, Lisbon municipality, Lisbon district. Located on a vibrant street, this apartment boasts a charming balcony that enhances its open layout and offers a delightful outdoor escape in the heart of Campo de Ourique.
The valuation. The asking price of €428,000 is significantly above the fair value of €366,512, representing an overpricing of €61,488 (16.8%). This disparity suggests the property may not provide a sound investment opportunity. Buy-to-flip angle. Given the current market dynamics in Campo de Ourique, a buy-to-flip strategy could involve minor renovations to enhance appeal, aiming for a quick resale at a more competitive price. The higher-end condo features could attract buyers looking for modern luxury. Buy-to-let angle. With an estimated gross yield of 3.7%, generating around €1,320 per month in rental income aligns well with a long-term buy-and-hold strategy in such a desirable area. The property’s unique features and central location could attract quality tenants.
Fair value modelled at €366,512 from 6 comparable sales in the area. Asking €428,000 sits €61,488 (16.8%) above — overpriced versus fair value.
Asking €428,000 versus the Campo de Ourique, Lisbon, Lisbon area baseline of €371,638 (€5,547/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 is below the parish average, reducing 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 €371,638, adjusted for condition and micro-location, gives a modelled fair value of €366,512 (€5,470/m²), a €61,488 (16.8%) gap versus the €428,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Campo de Ourique · 3df5ce | Subject | €428,000 | €6,388 | — | 70 | 85 |
| rua Padre Francisco Álvares, 22 | Active | €395,000 | €5,486 | 14.1% | 72 | 84 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 26.1% | 72 | 83 |
| Campolide · 6c789a | Active | €360,000 | €5,455 | 14.6% | 70 | 82 |
| rua Típica de Lisboa | Active | €315,000 | €5,526 | 13.5% | 70 | 77 |
| Median comp | €357,000 | €5,471 | 14.4% | 71 | 83 |
Long-term rental Given its current price of €428,000, the property is positioned 16.8% above its fair value, which diminishes its appeal as a long-term rental investment. The yield of 3.7% gross does not justify the premium, making it less attractive for sustained rental income. Buy-and-hold With an overall condition rating of 74/100 and a neighbourhood score of 85/100, this property shows potential in a well-rated area; however, the 16.8% gap from fair value indicates a risk of stagnant or decreasing returns. Investors may find that holding onto this overpriced asset will not yield the expected appreciation over time. Luxury market Although the property is in a desirable neighbourhood within Lisbon, its asking price exceeds fair value by 16.8%, which could deter affluent buyers seeking value. The current valuation suggests that this property may struggle to compete with better-priced luxury options available in the market.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of higher tenant turnover, which could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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