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 67 m² on the 3rd floor, energy rating C. Located on rua de Soares dos Reis S / N, Campolide parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a bright living and dining area leading to a balcony, enhancing outdoor accessibility and openness despite its compact layout.
The valuation. The asking price of €410,000 sits €62,860 (18.1%) above the fair value of €347,140, indicating the property is overpriced. This discrepancy suggests potential buyer hesitation in the current market. Buy-to-flip angle. The resale strategy would hinge on improving the apartment's outdated fixtures and finishes to attract buyers seeking modern living spaces, targeting a substantial return on investment. Buy-to-let angle. With a gross yield of 3.6%, the rental income strategy involves leasing the apartment for an estimated €1,230/month, appealing to families in a suburban area with typical Lisbon amenities and employment opportunities.
Fair value modelled at €347,140 from 6 comparable sales in the area. Asking €410,000 sits €62,860 (18.1%) above — overpriced versus fair value.
Asking €410,000 versus the rua de Soares dos Reis S / N area baseline of €357,551 (€5,337/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 is below the parish average, reducing 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 €357,551, adjusted for condition and micro-location, gives a modelled fair value of €347,140 (€5,181/m²), a €62,860 (18.1%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Soares dos Reis S / N | Subject | €410,000 | €6,119 | — | 62 | 83 |
| largo Monsenhor Dalgado | Active | €350,000 | €5,385 | 12.0% | 62 | 80 |
| Misericórdia · 6a947d | Active | €390,000 | €5,735 | 6.3% | 58 | 81 |
| rua Morais Soares, 42 | Active | €321,500 | €4,728 | 22.7% | 55 | 78 |
| avenida de Roma | Active | €448,000 | €4,978 | 18.7% | 56 | 84 |
| Median comp | €370,000 | €5,182 | 15.3% | 57 | 81 |
Long-term rental The projected yield of 3.6% for this Campolide apartment indicates that it may not provide sufficient return for investors in a competitive rental market. Given the fair value of €347,140, a listing price of €410,000 suggests this property is overpriced, limiting its appeal as a long-term rental opportunity. Buy-and-hold Investing in this property as a buy-and-hold strategy may result in suboptimal returns, as the current listing exceeds fair value by 18.1%. Consequently, the overpriced nature of the apartment reduces its attractiveness for long-term appreciation in value. Family rental While the neighborhood scores an 83/100 for its overall quality, the apartment's overpriced status at €410,000 raises concerns regarding rental affordability for families. This diminishes the likelihood of securing long-term tenants who require value for money in their housing choices.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential risk of higher turnover rates, which could lead to increased vacancy periods and associated costs.
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