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.
4-bedroom, 2-bathroom apartment of 220 m², built in 1988, energy rating C. Located Alvalade parish, Lisbon municipality, Lisbon district. This property offers an expansive 192m² outdoor area, ideal for creating a private garden or entertainment space, enhancing its appeal despite the needed renovations.
The valuation. The asking price of €1,500,000 is significantly higher than the fair value of €967,559, representing a premium of €532,441 (55.0%). This property is considered overpriced in the current market.
Fair value modelled at €967,559 from 6 comparable sales in the area. Asking €1,500,000 sits €532,441 (55.0%) above — overpriced versus fair value.
Asking €1,500,000 versus the Alvalade, Lisbon, Lisbon area baseline of €940,653 (€4,276/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €940,653, adjusted for condition and micro-location, gives a modelled fair value of €967,559 (€4,398/m²), a €532,441 (55.0%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · 3df5e5 | Subject | €1,500,000 | €6,818 | — | 50 | 78 |
| avenida Cidade de Luanda, 482 | Active | €420,000 | €3,590 | 47.4% | 54 | 78 |
| Lumiar · 38c811 | Active | €550,000 | €4,231 | 37.9% | 45 | 77 |
| rua Carlos José Barreiros | Active | €495,000 | €4,091 | 40.0% | 65 | 78 |
| Alvalade · 4bc689 | Active | €750,000 | €5,474 | 19.7% | — | 79 |
| Median comp | €522,500 | €4,161 | 39.0% | 54 | 78 |
Long-term rental The 4-bed apartment in Alvalade is overpriced at €1,500,000, compared to a fair value of €967,559, indicating a 55% gap. With a gross yield of only 2%, the investment does not offer sufficient returns for long-term rental strategies. Buy-and-hold Buying this apartment for €1,500,000 means overpaying relative to its fair value of €967,559, with a considerable 55% discrepancy. Given its low yield of 2% and a condition rating of 54/100, this property is not an attractive long-term hold. Family rental At €1,500,000, the family rental potential of this apartment is compromised by its significant overpricing against a fair value of €967,559, with a 55% gap. The yield of 2% further confirms that this property does not align with profitable family rental strategies.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential risk of higher tenant turnover, which may 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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