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 55 m² on the 2nd floor, built in 1988, energy rating D. Located Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a highly sought-after unobstructed view of the Tagus River, complemented by an abundance of natural light from its excellent solar exposure.
The valuation. The asking price of €363,000 is slightly above the fair value of €350,625, representing a 3.5% premium. This places the property at a reasonable valuation, reflecting its high-quality finishes and appealing aesthetics.
Fair value modelled at €350,625 from 6 comparable sales in the area. Asking €363,000 sits €12,375 (3.5%) above — overpriced versus fair value.
Asking €363,000 versus the Beato, Lisbon, Lisbon area baseline of €279,603 (€5,084/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €279,603, adjusted for condition and micro-location, gives a modelled fair value of €350,625 (€6,375/m²), a €12,375 (3.5%) gap versus the €363,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Beato · 3d9a20 | Subject | €363,000 | €6,600 | — | 80 | 84 |
| Santa Maria Maior · 3df4a0 | Active | €450,000 | €6,250 | 5.3% | 76 | 80 |
| Santa Maria Maior · 4b962a | Active | €240,000 | €3,117 | 52.8% | 75 | 84 |
| Penha de França · 1e6034 | Active | €365,000 | €6,887 | 4.3% | 75 | 84 |
| travessa do Olival À Graça, 48 | Active | €260,000 | €6,500 | 1.5% | 70 | 77 |
| Median comp | €312,500 | €6,375 | 3.4% | 75 | 82 |
Long-term rental The property presents a fair value positioning with a gross yield of 3.4%, indicating stable rental demand in a desirable urban environment. As Lisbon continues to attract residents due to its job market and family-friendly attributes, this apartment aligns well with long-term rental strategies. Buy-and-hold With a fair valuation and a solid neighbourhood score of 84/100, this investment is well-suited for buy-and-hold strategies in a growing market. The combination of steady demand and a well-rated location ensures that the property can appreciate in value over time. Luxury market Though the property does not fit the luxury market's typical high-end investments, it remains competitively priced within an area known for its affluence. The attractive features of Lisbon, including urban appeal and quality amenities, position the apartment as a viable option for individuals looking to invest in upscale living environments.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of tenant turnover which could lead to increased vacancy rates and loss of 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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