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, energy rating C. Located Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a prime balcony with river views while being steps away from the vibrant cultural hub of Lx Factory and MACAM, enhancing both lifestyle and investment potential.
The valuation. The asking price of €450,000 sits €108,600 (31.8%) above the fair value of €341,400, indicating it is overpriced according to market standards.
Fair value modelled at €426,425 from 6 comparable sales in the area. Asking €399,500 sits €26,925 (6.3%) below — the upside to fair value.
Asking €399,500 versus the travessa do Conde da Ribeira area baseline of €336,273 (€4,945/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €336,273, adjusted for condition and micro-location, gives a modelled fair value of €426,425 (€6,271/m²), a €26,925 (6.3%) gap versus the €399,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa do Conde da Ribeira | Subject | €399,500 | €5,875 | — | 70 | 90 |
| rua do Cruzeiro, 227 | Active | €410,000 | €5,256 | 10.5% | 74 | 80 |
| Campolide · 2d83a1 | Active | €490,000 | €6,049 | 3.0% | 75 | 81 |
| Estrela · 6227c8 | Active | €780,000 | €6,783 | 15.4% | 75 | 82 |
| rua das Praças, 16 | Active | €495,000 | €6,600 | 12.3% | 76 | 82 |
| Median comp | €492,500 | €6,325 | 7.7% | 75 | 82 |
Luxury market This 2-bed apartment in Alcântara, priced at €450,000, falls significantly above its fair value of €341,400, making it overpriced in the luxury market. Given the strong neighborhood rating of 90/100, this property may attract initial interest, but its high price tag ultimately diminishes its investment potential. Long-term rental At a gross yield of 3.1%, this property is positioned above its calculated fair value, indicating that it is overpriced for long-term rental purposes. Although the area's transportation links and proximity to key business zones enhance its desirability, the current valuation does not justify the expected returns for rental investors. Buy-and-hold While the Alcântara neighborhood is rated highly at 90/100, the apartment's listing price of €450,000 represents an overvaluation compared to its fair value of €341,400, classifying it as overpriced for a buy-and-hold strategy. This price gap could hinder future appreciation, making it a less attractive option for investors looking to hold the property long-term.
Market Vulnerability The property could be susceptible to economic downturns, despite the high economic stability score of 90/100, which might not fully shield it from unforeseen market fluctuations that could impact rental demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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