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.
3-bedroom, 2-bathroom apartment of 118 m² on the 5th floor, built in 1953, energy rating C. Located Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a sunroom with direct access from two bedrooms, enhancing versatility and natural light throughout the living space.
The valuation. The asking price of €769,000 sits €84,208 (12.3%) above the fair value of €684,792, indicating a property that is overpriced based on current market conditions.
Fair value modelled at €684,792 from 6 comparable sales in the area. Asking €769,000 sits €84,208 (12.3%) above — overpriced versus fair value.
Asking €769,000 versus the Alvalade, Lisbon, Lisbon area baseline of €615,206 (€5,214/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €615,206, adjusted for condition and micro-location, gives a modelled fair value of €684,792 (€5,803/m²), a €84,208 (12.3%) gap versus the €769,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · a80300 | Subject | €769,000 | €6,517 | — | 77 | 78 |
| rua Carolina Michaellis de Vasconcelos | Active | €499,900 | €4,807 | 26.2% | 80 | 81 |
| calçada Bento Rocha Cabral | Active | €850,000 | €6,538 | 0.3% | 79 | 86 |
| rua Bernardo Lima, 22 | Active | €670,000 | €6,700 | 2.8% | 85 | 94 |
| avenida Almirante Reis | Active | €464,000 | €4,833 | 25.8% | 75 | 83 |
| Median comp | €584,950 | €5,686 | 12.8% | 80 | 85 |
Long-term rental The 3-bed apartment in Alvalade is priced at €769,000, which represents a 12.3% gap above its fair value of €684,792, indicating it is overpriced. With a gross yield of 2.7% and a solid neighborhood score of 78/100, the rental income potential is limited compared to the investment cost. Family rental This apartment, while suitable for family rental due to its spacious layout and high neighborhood score of 78/100, is still overpriced at €769,000, which exceeds the fair market value by 12.3%. The condition rating of 82/100 enhances its appeal, but the yield of 2.7% may not justify the elevated purchase price. Buy-and-hold Although holding the property could be beneficial due to its location and neighborhood score, the current listing price of €769,000 reflects a 12.3% premium over its fair value of €684,792, marking it as overpriced. Investors seeking long-term appreciation should remain cautious, considering the relatively low yield of 2.7% along with the initial cost. Not ideal for short-term vacation rental Given the property's price of €769,000, which is significantly above its fair market value, it is not conducive for short-term vacation rental opportunities. The lower gross yield of 2.7% does not align with the expectations typically associated with vacation rentals. Not ideal for luxury market The listing price of €769,000 places this property out of reach for most luxury market investors, particularly as it has been marked overpriced against its fair value of €684,792. With a gross yield of just 2.7%, it lacks the compelling financial metrics typically sought in upscale investments.
Tenant turnover risk With a tenant stability score of 75/100, there is a higher potential for tenant turnover, which could impact rental income and overall property profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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