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, 0-bathroom apartment of 108 m², energy rating B. Located Alcântara parish, Lisbon municipality, Lisbon district. Notable Features: This apartment is part of a 5-star hotel, offering substantial guaranteed rental income and exclusive access to luxurious amenities and services throughout the year.
The valuation. The asking price of €1,150,000 exceeds the fair value of €748,226 by €401,774 (53.7%), indicating that the property is overpriced. This discrepancy suggests a need for careful consideration before investing.
Fair value modelled at €748,226 from 6 comparable sales in the area. Asking €1,150,000 sits €401,774 (53.7%) above — overpriced versus fair value.
Asking €1,150,000 versus the Alcântara, Lisbon, Lisbon area baseline of €566,279 (€5,243/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €566,279, adjusted for condition and micro-location, gives a modelled fair value of €748,226 (€6,928/m²), a €401,774 (53.7%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcântara · 83157a | Subject | €1,150,000 | €10,648 | — | 88 | 78 |
| Estrela · 001ac6 | Active | €520,000 | €6,190 | 41.9% | 78 | 83 |
| largo do Calvário | Active | €729,000 | €6,750 | 36.6% | 85 | 87 |
| largo do Calvário | Active | €710,000 | €8,765 | 17.7% | 85 | 80 |
| largo do Calvário | Active | €730,000 | €6,759 | 36.5% | 80 | 82 |
| Median comp | €719,500 | €6,755 | 36.6% | 83 | 83 |
Long-term rental The property is currently overpriced, with a fair value of €748,226 reflecting a significant 53.7% gap from its listing price of €1,150,000. With a low yield of 1.8%, this strategy may not provide adequate returns for long-term cash flow. Family rental At €1,150,000, the property exceeds its fair value by 53.7%, making it a less attractive option for families seeking affordable housing in a stable neighborhood. The low yield of 1.8% indicates insufficient financial incentive to pursue this strategy. Buy-and-hold The substantial overprice of 53.7% suggests that the investment is unlikely to appreciate sufficiently over time to justify its current listing price of €1,150,000. Coupled with a gross yield of only 1.8%, this buy-and-hold strategy seems less favorable compared to the potential risks involved. Not ideal for short-term vacation rental, luxury market, student housing This property is not suitable for short-term vacation rentals due to its high price point relative to fair market value, which may deter budget-conscious travelers. Additionally, the luxury market and student housing strategies appear misaligned given the significant overvaluation at €1,150,000, and the amenities may not cater to the high-end or student demographics effectively.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and affecting overall 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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