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 54 m² on the 3rd floor, built in 1978, energy rating D. Located Camarate, Unhos e Apelação parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment boasts a 3rd-floor balcony with city views, enhancing natural light and ventilation, and is within walking distance to essential amenities and public transportation options.
The valuation. The asking price of €280,000 exceeds the fair value of €225,170 by €54,830, representing a 24.4% markup. Therefore, the property is overpriced.
Fair value modelled at €225,170 from 6 comparable sales in the area. Asking €280,000 sits €54,830 (24.4%) above — overpriced versus fair value.
Asking €280,000 versus the Camarate, Unhos e Apelação, Loures, Lisbon area baseline of €185,879 (€3,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €185,879, adjusted for condition and micro-location, gives a modelled fair value of €225,170 (€4,170/m²), a €54,830 (24.4%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Camarate, Unhos e Apelação · 38b525 | Subject | €280,000 | €5,185 | — | 75 | 70 |
| Santo Antão e São Julião do Tojal · 0901ea | Active | €280,000 | €4,667 | 10.0% | 82 | 74 |
| rua Nossa Senhora Nazaré, 14 | Active | €295,000 | €4,097 | 21.0% | 74 | 73 |
| praceta Gago Coutinho S / N | Active | €435,000 | €3,566 | 31.2% | 72 | 72 |
| Santo António dos Cavaleiros e Frielas · 483a8a | Active | €280,000 | €4,242 | 18.2% | 75 | 78 |
| Median comp | €287,500 | €4,170 | 19.6% | 75 | 74 |
Long-term rental The 2-bed apartment in Camarate is overpriced at €280,000, significantly exceeding its fair value of €225,170, which creates a gap of 24.4%. With a gross yield of only 3.3%, the investment may not generate satisfactory returns over the long term. Family rental Given the apartment's current value at €280,000, which is 24.4% higher than the fair value of €225,170, there is limited potential for a family rental to provide competitive pricing in the market. Although the property is in a reasonably accessible area, the yield of 3.3% does not justify the investment cost. Buy-and-hold The buy-and-hold strategy for the 2-bed apartment is hindered by its €280,000 listing price, which is 24.4% above the fair value of €225,170. With a modest gross yield of 3.3%, holding this property long-term is unlikely to be financially rewarding given its current valuation.
Economic Vulnerability With an economic stability score of 76/100, there remains a risk of fluctuating market conditions affecting rental income. Tenant Instability A tenant stability score of 68/100 indicates a considerable chance of turnover, potentially impacting occupancy rates and overall profitability.
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