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 68 m² on the 8th floor, energy rating C. Located on rua José Cardoso Pires, 8, Santo António dos Cavaleiros e Frielas parish, Loures municipality, Lisbon district. Noteworthy Features: The apartment's elevated 8th-floor position ensures unobstructed views and ample natural light, while high-quality modern finishes contribute to its chic aesthetic and comfortable living experience.
The valuation. The asking price of €399,000 is significantly above the fair value of €292,955, overpricing the property by €106,045 (36.2%). This suggests that the investment does not align with market norms.
Fair value modelled at €292,955 from 6 comparable sales in the area. Asking €399,000 sits €106,045 (36.2%) above — overpriced versus fair value.
Asking €399,000 versus the rua José Cardoso Pires, 8 area baseline of €240,055 (€3,530/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €240,055, adjusted for condition and micro-location, gives a modelled fair value of €292,955 (€4,308/m²), a €106,045 (36.2%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Cardoso Pires, 8 | Subject | €399,000 | €5,868 | — | 76 | 79 |
| rua Ana Plácido S / N | Active | €349,000 | €5,540 | 5.6% | 73 | 74 |
| rua Fernando Gusmão, 5 | Active | €326,000 | €3,705 | 36.9% | 75 | 81 |
| Santo António dos Cavaleiros e Frielas · 19f7df | Active | €375,000 | €4,934 | 15.9% | 72 | 69 |
| avenida Sérgio Vieira de Mello | Active | €340,000 | €3,656 | 37.7% | 70 | 75 |
| Median comp | €344,500 | €4,320 | 26.4% | 73 | 75 |
Long-term rental The projected gross yield of 2.9% indicates that the property is overpriced, especially when compared to the fair value of €292,955, suggesting limited rental returns. Investors should be cautious, as the gap of 36.2% from fair value implies a significant risk in long-term rental profitability. Family rental While the neighborhood has a solid score of 79/100, the high listing price of €399,000, far exceeding the fair value, raises concerns about affordability for family renters. This potential mismatch may lead to prolonged vacancy rates, making it less attractive for family rental strategies. Buy-and-hold Acquiring this property at €399,000 does not align with a sensible buy-and-hold strategy, given the current fair value of €292,955 and a notable overvaluation. Holding an overpriced asset could result in diminished returns over time, especially in a competitive market environment. Not ideal for student housing Given the suburban characteristics and high listing price, this property is not suitable for student housing, where affordability and access to amenities are crucial. The investment simply does not align with the financial expectations of typical student renters. Not ideal for value-add renovation The property's condition rating of 75/100 may appear acceptable, but investing in value-add renovations is questionable considering the high purchase price relative to fair value. A renovation strategy could further inflate costs without guaranteeing a return on the significant premium paid over fair market value.
Potential Economic Downturn There's a risk that, despite a robust Economic Stability score of 80/100, any sudden economic downturn could impact tenant demand, especially with a Tenant Stability score of 75/100 indicating moderate turnover potential.
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