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 65 m² on the 1st floor, built in 2020, energy rating D. Located on rua Maria Pia, 421, Campo de Ourique parish, Lisbon municipality, Lisbon district. Private Balcony: The apartment features a private balcony offering stunning panoramic views, perfect for relaxing or enjoying breakfast in the sun while experiencing urban life in Campo de Ourique.
The valuation. The asking price of €425,000 is significantly above the fair value of €374,605, creating an overpricing concern of €50,395, or 13.5%. This suggests a potential risk for investors looking to enter at this asking price.
Fair value modelled at €374,605 from 6 comparable sales in the area. Asking €425,000 sits €50,395 (13.5%) above — overpriced versus fair value.
Asking €425,000 versus the rua Maria Pia, 421 area baseline of €347,272 (€5,343/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 €347,272, adjusted for condition and micro-location, gives a modelled fair value of €374,605 (€5,763/m²), a €50,395 (13.5%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Maria Pia, 421 | Subject | €425,000 | €6,538 | — | 78 | 83 |
| rua Fernandes Tomás | Active | €500,000 | €6,757 | 3.3% | 80 | 81 |
| Campolide · 6c789a | Active | €360,000 | €5,455 | 16.6% | 70 | 82 |
| rua Típica de Lisboa | Active | €315,000 | €5,526 | 15.5% | 70 | 77 |
| travessa do Guarda-Jóias S / N | Active | €515,000 | €5,421 | 17.1% | 72 | 79 |
| Median comp | €430,000 | €5,491 | 16.0% | 71 | 80 |
Long-term rental The property in Campo de Ourique is overpriced, with a gap of 13.5% against its fair value of €374,605. The gross yield of 3.6% does not adequately compensate for the price, making it less appealing for long-term rental strategies. Buy-and-hold Given the current valuation of €425,000, the buy-and-hold strategy is not recommended as the property is overpriced by 13.5%. While the neighbourhood offers a decent livability score of 83, the excessive price reduces long-term investment potential. Family rental Entering the family rental market with this property is challenging due to its 13.5% overvaluation compared to fair value. Although the neighbourhood benefits from good amenities, the high price diminishes its attractiveness for families seeking rental options.
Economic downturn risk A slight decline in economic performance could impact tenant demand, given the stable economic score of 80/100 and potentially lead to vacancies.
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