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, 3-bathroom apartment of 170 m² on the 3rd floor, built in 2012, energy rating A. Located on rua da Cozinha Económica, 30, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes access to a communal garden area, enhancing outdoor living options while being situated in a rapidly developing neighborhood. Condition Notes: Although minor updates are recommended, the quality of materials used stands out.
The valuation. The asking price of €990,000 sits significantly above fair value, which is estimated at €651,667, resulting in an overvaluation of €338,333 (51.9%). This property is overpriced based on current market standards. Buy-to-flip angle. A resale strategy for this apartment would focus on upgrading high-demand features and targeting buyers seeking modern finishes in a sought-after Lisbon area, potentially fetching a higher price post-renovation. Buy-to-let angle. With an estimated monthly rental income of €2,228, the gross yield stands at 2.7%, making it a viable long-term rental option, particularly given the family-friendly environment and proximity to employment opportunities.
Fair value modelled at €651,667 from 6 comparable sales in the area. Asking €990,000 sits €338,333 (51.9%) above — overpriced versus fair value.
Asking €990,000 versus the rua da Cozinha Económica, 30 area baseline of €433,595 (€2,551/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €433,595, adjusted for condition and micro-location, gives a modelled fair value of €651,667 (€3,833/m²), a €338,333 (51.9%) gap versus the €990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cozinha Económica, 30 | Subject | €990,000 | €5,824 | — | 75 | 75 |
| rua São Boaventura, 5 | Active | €1,275,000 | €6,505 | 11.7% | 73 | 80 |
| rua Carlos da Maia S / N | Active | €720,000 | €6,923 | 18.9% | 80 | 80 |
| rua da Cerca, 21 | Active | €460,000 | €3,833 | 34.2% | 75 | 80 |
| rua da Cerca, 21 | Active | €460,000 | €3,833 | 34.2% | 80 | 76 |
| Median comp | €590,000 | €5,169 | 11.2% | 78 | 80 |
Long-term rental The property in Alcântara is currently overpriced by 51.9% compared to its fair value, making it a less attractive option for long-term investment aimed at generating stable revenue. With a gross yield of only 2.7%, the financial returns do not justify the elevated price point. Family rental At a 51.9% premium over fair value, this 3-bed apartment does not represent a smart choice for family rentals given the higher investment required. The yield of 2.7% further indicates that the rental income may not adequately cover the costs associated with such an overpriced property. Buy-and-hold Given the current valuation of €990,000, this buy-and-hold strategy is unappealing as the property is overpriced by 51.9%, limiting potential appreciation benefits over time. The modest gross yield of 2.7% suggests insufficient returns to justify holding onto the asset long-term without significant risk of capital loss.
Moderate Tenant Turnover Risk A Tenant Stability score of 75/100 indicates a potential for moderate tenant turnover, which could lead to vacancy losses and increased leasing 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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