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, 2-bathroom apartment of 240 m² on the 1st floor, built in 1999, energy rating C. Located on rua das Musas, Parque das Nações parish, Lisbon municipality, Lisbon district. Unique Feature: This property boasts a private pool on its expansive 85 m² terrace, offering exceptional outdoor relaxation with stunning river views sheltered from the noise of the city.
The valuation. The asking price of €1,600,000 exceeds the fair value of €1,292,490 by €307,510, or 23.8%. This property is considered overpriced in the current market. Buy-to-flip angle. Given the current valuation, a buy-to-flip strategy may not yield profitable results, as significant appreciation is required to close the gap between asking and fair value. Buy-to-let angle. The estimated gross yield of 1.5% suggests that the rental income strategy may not be attractive, with monthly income projected at €2,000.
Fair value modelled at €1,292,490 from 6 comparable sales in the area. Asking €1,600,000 sits €307,510 (23.8%) above — overpriced versus fair value.
Asking €1,600,000 versus the rua das Musas area baseline of €1,586,026 (€6,608/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €1,586,026, adjusted for condition and micro-location, gives a modelled fair value of €1,292,490 (€5,385/m²), a €307,510 (23.8%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Musas | Subject | €1,600,000 | €6,667 | — | 78 | 75 |
| rua Conselheiro Lopo Vaz S / N | Active | €750,000 | €6,881 | 3.2% | 80 | 75 |
| rua Cidade de Bissau, 57C | Active | €655,000 | €5,325 | 20.1% | 78 | 79 |
| Areeiro · 86ca30 | Active | €580,000 | €4,833 | 27.5% | 70 | 80 |
| avenida Engenheiro Arantes e Oliveira | Active | €550,000 | €5,446 | 18.3% | 77 | 78 |
| Median comp | €617,500 | €5,386 | 19.2% | 78 | 79 |
Long-term rental The property is overpriced at €1,600,000, exceeding the fair value of €1,292,490 by 23.8%, which compromises its investment attractiveness. With a gross yield of only 1.5%, this property may not deliver satisfactory returns for long-term rental investors. Family rental At €1,600,000, the property is overpriced and fails to align with the neighborhood's quality score of 75/100, making it less appealing for family rentals. The modest gross yield of 1.5% signals that families may prefer more reasonably priced options in the area. Buy-and-hold While the property offers decent condition ratings with 79/100, its price of €1,600,000 is significantly above the fair value of €1,292,490, indicating it is overpriced for a buy-and-hold strategy. The expected gross yield of 1.5% further suggests that this investment may not yield sufficient appreciation over time to justify the cost.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of increased tenant turnover, which could lead to higher vacancy rates 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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