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 63 m² on the 2nd floor, built in 1950, energy rating D. Located on rua Tomás da Anunciação, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high and intricate ceilings, enhancing its spacious feel and character, while the living room's French balcony invites abundant natural light. Valuation Verdict: Fair.
The valuation. The asking price of €600,000 is significantly above fair value, which is assessed at €421,544, indicating an overvaluation of €178,456, or 42.3%. This suggests the property is overpriced for its market potential.
Fair value modelled at €421,544 from 6 comparable sales in the area. Asking €600,000 sits €178,456 (42.3%) above — overpriced versus fair value.
Asking €600,000 versus the rua Tomás da Anunciação area baseline of €402,667 (€6,392/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 €402,667, adjusted for condition and micro-location, gives a modelled fair value of €421,544 (€6,691/m²), a €178,456 (42.3%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tomás da Anunciação | Subject | €600,000 | €9,524 | — | 75 | 79 |
| rua de Moçambique, 10 | Active | €520,000 | €6,500 | 31.7% | 76 | 90 |
| rua de Santa Marinha | Active | €385,000 | €5,347 | 43.9% | 75 | 81 |
| Santa Maria Maior · 99f4af | Active | €585,000 | €6,882 | 27.7% | 75 | 78 |
| rua Maestro António Taborda, 32 | Active | €365,000 | €5,615 | 41.0% | 76 | 80 |
| Median comp | €452,500 | €6,058 | 36.4% | 76 | 81 |
Long-term rental This 2-bed apartment in Campo de Ourique is currently listed at €600,000, significantly above its fair value of €421,544, resulting in a gap of 42.3%. With a low gross yield of 2.6% and a condition score of 78/100, this investment may struggle to generate positive cash flow. Short-term vacation rental Given the current pricing of €600,000 and a fair value of €421,544, this property appears overpriced by 42.3%, which raises concerns about profitability in the short-term rental market. The strong local demand could support occupancy, but the yield of 2.6% suggests limited returns on investment. Luxury market Priced at €600,000, this apartment is 42.3% above its fair value of €421,544, placing it in the overpriced segment of the luxury market. Despite the appealing neighborhood amenities and livability in Lisbon, the high asking price does not justify potential luxury investment returns. Not ideal for: Student housing With its current valuation significantly above fair market value at €600,000, this property is not suitable for the student housing segment. The yield of 2.6% and the neighborhood's overall characteristics do not align with the financial requirements typical for student rentals.
Tenant turnover risk High tenant turnover could lead to increased vacancy rates as the tenant stability score is 70/100, indicating potential challenges in maintaining consistent rental income.
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