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 100 m² on the 2nd floor, energy rating D. Located Alvalade parish, Lisbon municipality, Lisbon district. Remarkable Feature: The apartment boasts a luxurious double living room of 33 m², offering a versatile space ideal for entertaining while maintaining the option to revert to its original T3 layout.
The valuation. The asking price of €680,000 exceeds the fair value of €520,496 by €159,504, representing an increase of 30.6%. This property is clearly overpriced in the current market context.
Fair value modelled at €520,496 from 6 comparable sales in the area. Asking €680,000 sits €159,504 (30.6%) above — overpriced versus fair value.
Asking €680,000 versus the Alvalade, Lisbon, Lisbon area baseline of €469,249 (€4,692/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €469,249, adjusted for condition and micro-location, gives a modelled fair value of €520,496 (€5,205/m²), a €159,504 (30.6%) gap versus the €680,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · f469ec | Subject | €680,000 | €6,800 | — | 73 | 75 |
| Alvalade · 9387d9 | Active | €745,000 | €5,321 | 21.7% | 75 | 78 |
| rua Silveira Peixoto, 13 | Active | €410,000 | €4,457 | 34.5% | 75 | 81 |
| Alvalade · 001685 | Active | €1,090,000 | €7,032 | 3.4% | 75 | 84 |
| Penha de França · 001bd8 | Active | €575,000 | €5,088 | 25.2% | 76 | 82 |
| Median comp | €660,000 | €5,205 | 23.5% | 75 | 82 |
Long-term rental The property is overpriced at €680,000 compared to a fair value of €520,496, presenting a significant 30.6% gap. With a gross yield of only 2.7%, the investment may not generate sufficient return in a competitive rental market. Buy-and-hold While the location in Alvalade is promising, the valuation at €680,000 exceeds the fair market price of €520,496 by 30.6%. The potential for long-term appreciation is limited given the current yield of 2.7% and the high acquisition cost. Family rental Despite decent amenities and tenant quality, the property’s selling price of €680,000 is 30.6% higher than its fair value of €520,496. The current gross yield of 2.7% does not justify this purchase for a family rental investment.
Tenant Turnover Risk The tenant stability score of 70/100 indicates a potential risk of higher 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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