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, 1-bathroom apartment of 101 m² on the 6th floor, built in 1983, energy rating D. Located Parque das Nações parish, Lisbon municipality, Lisbon district. This apartment features a spacious balcony offering unobstructed river views, perfect for relaxation, and is equipped with energy-efficient PVC window frames for enhanced thermal comfort.
The valuation. The asking price of €585,330 exceeds the fair value of €447,825 by €137,505, or 30.7%. This property is currently overpriced relative to its market valuation.
Fair value modelled at €447,825 from 6 comparable sales in the area. Asking €585,330 sits €137,505 (30.7%) above — overpriced versus fair value.
Asking €585,330 versus the Parque das Nações, Lisbon, Lisbon area baseline of €662,709 (€6,561/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €662,709, adjusted for condition and micro-location, gives a modelled fair value of €447,825 (€4,434/m²), a €137,505 (30.7%) gap versus the €585,330 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Parque das Nações · 622adf | Subject | €585,330 | €5,795 | — | 60 | 76 |
| rua Doutor Rui Gomes de Oliveira | Active | €263,000 | €4,534 | 21.8% | 72 | 74 |
| Olivais · f5ea54 | Active | €325,000 | €4,333 | 25.2% | 64 | 79 |
| rua Cidade de Quelimane, 4 | Active | €330,000 | €3,882 | 33.0% | 60 | 76 |
| Parque das Nações · 95707d | Active | €345,000 | €5,308 | 8.4% | 65 | 76 |
| Median comp | €327,500 | €4,434 | 23.5% | 65 | 76 |
Long-term rental While the yield of 3.5% may seem attractive, it is important to note that the property is overpriced by 30.7% compared to its fair value of €447,825. This discrepancy indicates a likely challenge in achieving desirable rental returns in the competitive Parque das Nações market. Buy-and-hold Given the current market valuation of €585,330, the property represents a significant risk as it is overpriced compared to the fair value of €447,825. Potential long-term appreciation may be negated by the existing 30.7% gap, making this strategy less appealing in this case. Family rental Despite the property's decent neighbourhood rating of 76/100, the 30.7% overpricing against its fair value suggests that it may not yield the returns needed to attract family renters. Consequently, the elevated price point may deter potential tenants looking for value in the area, impacting occupancy rates negatively. Not ideal for: Student housing, Short-term vacation rental The current pricing dynamics indicate a disconnect between the property's value and its rental potential for both student and short-term vacation markets. As such, strategies targeting student renters or transient guests are likely to struggle due to the overpriced status of the asset.
Tenant turnover risk High tenant turnover could lead to potential income instability, given a tenant stability score of 70/100, suggesting a 30% chance of tenants not renewing leases annually.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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