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 82 m², energy rating D. Located Alcântara parish, Lisbon municipality, Lisbon district. One noteworthy feature of this apartment is its unique treehouse in the private garden, providing a playful retreat amidst the tranquility of a central Lisbon location.
The valuation. The asking price of €699,000 exceeds the fair value of €486,668 by €212,332, representing a 43.6% premium. This property is overpriced compared to its market value and may deter potential buyers.
Fair value modelled at €486,668 from 6 comparable sales in the area. Asking €699,000 sits €212,332 (43.6%) above — overpriced versus fair value.
Asking €699,000 versus the Alcântara, Lisbon, Lisbon area baseline of €368,220 (€4,490/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 €368,220, adjusted for condition and micro-location, gives a modelled fair value of €486,668 (€5,935/m²), a €212,332 (43.6%) gap versus the €699,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcântara · 190920 | Subject | €699,000 | €8,524 | — | 78 | 83 |
| rua Arco do Carvalhão | Active | €380,000 | €5,846 | 31.4% | 80 | 81 |
| rua do Olival, 39 | Active | €330,000 | €4,648 | 45.5% | 75 | 80 |
| rua Aliança Operária | Active | €379,500 | €6,024 | 29.3% | 80 | 74 |
| Estrela · 6c7b34 | Active | €440,000 | €6,567 | 23.0% | 70 | 77 |
| Median comp | €379,750 | €5,935 | 30.4% | 78 | 79 |
Long-term rental The apartment, priced at €699,000, is overpriced compared to its fair value of €486,668, indicating a significant gap of 43.6%. With a gross yield of only 2.2%, the long-term rental strategy is unlikely to generate substantial returns for investors. Buy-and-hold Investing in this property under the buy-and-hold strategy is not advisable, given its current market price is 43.6% above the fair value of €486,668. The anticipated returns are diminished by the lack of appreciation potential in the overpriced segment of the market. Family rental While the neighborhood scores well in livability with an 83/100 rating, the apartment's price of €699,000 renders it overpriced at a 43.6% premium to its fair value. Thus, the family rental strategy may not yield the expected financial stability due to the high cost and low yield of 2.2%.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of increased tenant turnover that could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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