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 185 m² on the 3rd floor, built in 2022, energy rating A. Located Marvila parish, Lisbon municipality, Lisbon district. The property boasts a spacious 27 m² balcony overlooking the Tejo River, ideal for outdoor living and entertaining in a prime location.
The valuation. The asking price of €1,175,000 is significantly above the fair value of €993,619, representing an overvaluation of €181,381 (18.3%). This discrepancy raises concerns about the property's ability to attract buyers at this inflated price.
Fair value modelled at €993,619 from 6 comparable sales in the area. Asking €1,175,000 sits €181,381 (18.3%) above — overpriced versus fair value.
Asking €1,175,000 versus the Marvila, Lisbon, Lisbon area baseline of €887,073 (€4,795/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €887,073, adjusted for condition and micro-location, gives a modelled fair value of €993,619 (€5,371/m²), a €181,381 (18.3%) gap versus the €1,175,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Marvila · 133b64 | Subject | €1,175,000 | €6,351 | — | 90 | 80 |
| rua Maria José Nogueira Pinto | Active | €1,275,000 | €7,589 | 19.5% | 85 | 76 |
| Olivais · 9116ac | Active | €479,000 | €4,790 | 24.6% | 72 | 80 |
| Parque das Nações · 3df25b | Active | €1,900,000 | €11,047 | 73.9% | 90 | 86 |
| Alvalade · dc15f8 | Active | €624,715 | €5,432 | 14.5% | 73 | 80 |
| Median comp | €949,858 | €6,511 | 2.5% | 79 | 80 |
Long-term rental The 3-bed apartment in Marvila, priced at €1,175,000, represents an 18.3% gap from its fair value of €993,619, indicating that it is overpriced. With a gross yield of 4.1%, the investment is unlikely to attract tenants looking for competitive rental prices in a robust market. Family rental Given its current pricing, this property exceeds its fair value by 18.3%, which may deter families seeking affordable long-term accommodations. Although the apartment's condition is rated 86/100, the prohibitive cost renders it less appealing for family rentals in the Lisbon area. Buy-and-hold The investment thesis for holding this 3-bed apartment weakens due to its current listing price being 18.3% above fair value. While the neighborhood garners a commendable score of 80/100, the high entry price could hinder future capital appreciation and negatively affect return on investment.
Potential tenant turnover risk: With a tenant stability score of 75/100, there is a significant chance of turnover, which could disrupt rental income and lead to increased vacancy rates and additional costs associated with finding new tenants.
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