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.
9-bedroom, 2-bathroom apartment of 193 m² on the 1st floor, built in 1900, energy rating E. Located on rua de Alcântara, 7A, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a ground floor commercial space with direct street access and a basement intended for storage, presenting potential for mixed-use redevelopment in a vibrant area.
The valuation. The asking price of €1,250,000 sits significantly above the fair value of €876,881, indicating the property is overpriced by €373,119 (42.6%). This discrepancy should raise concerns for potential investors. Buy-to-flip angle. A buy-and-flip strategy for this 9-bed apartment would involve renovations to enhance its appeal, targeting a resale price closer to market comparables; however, initial costs could diminish profitability. Buy-to-let angle. The property appears unsuitable for a buy-to-let strategy, as it currently generates a gross yield of 0% due to outdated fixtures and low tenant demand in its current condition.
Fair value modelled at €876,881 from 4 comparable sales in the area. Asking €1,250,000 sits €373,119 (42.6%) above — overpriced versus fair value.
Asking €1,250,000 versus the rua de Alcântara, 7A area baseline of €993,996 (€5,150/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 24/100 is below the parish average, reducing 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 €993,996, adjusted for condition and micro-location, gives a modelled fair value of €876,881 (€4,543/m²), a €373,119 (42.6%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Alcântara, 7A | Subject | €1,250,000 | €6,477 | — | 20 | 81 |
| rua Domingos Sequeira, 66 | Active | €4,150,000 | €19,393 | 199.4% | 52 | 79 |
| rua de São Bento | Active | €850,000 | €4,250 | 34.4% | 40 | 82 |
| rua Luciano Cordeiro | Active | €780,000 | €4,333 | 33.1% | 40 | 78 |
| avenida da Liberdade | Active | €1,350,000 | €4,754 | 26.6% | 70 | 86 |
| Median comp | €1,100,000 | €4,544 | 29.8% | 46 | 81 |
Long-term rental The property is overpriced at €1,250,000, significantly exceeding the fair value of €876,881 by 42.6%. With a gross yield of 0% and a condition score of only 24/100, this investment fails to deliver attractive long-term rental potential. Buy-and-hold At a listing price of €1,250,000, the property presents a substantial gap to fair value, making it a less favorable buy-and-hold investment. The poor condition rating and lack of yield indicate that potential appreciation would not compensate for the high acquisition cost. Family rental Although located in a desirable neighborhood with a solid school infrastructure, the property is overpriced at €1,250,000. The significant gap to fair value and low yield hinder its suitability for a family rental strategy, as it does not align with prudent investment criteria.
Tenant volatility risk With a tenant stability score of 70/100, there is a potential risk of higher turnover rates, which could affect rental income and increase vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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