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.
1-bedroom, 1-bathroom apartment of 64 m² on the 9th floor, energy rating A. Located on rua do Tibre, Parque das Nações parish, Lisbon municipality, Lisbon district. Noteworthy Features: The spacious living area features floor-to-ceiling windows that not only enhance the aesthetics but also flood the space with natural light and breathtaking views of the river.; Destaques: A espaçosa área de estar apresenta janelas do chão ao tecto que não só melhoram a estética, mas também inundam o espaço com luz natural e vistas deslumbrantes do rio.
The valuation. The asking price of €465,000 is significantly above the fair value of €216,038, representing an overvaluation of €248,962 (115.2%). Investors should consider this property overpriced in the current market context.
Fair value modelled at €216,038 from 6 comparable sales in the area. Asking €465,000 sits €248,962 (115.2%) above — overpriced versus fair value.
Asking €465,000 versus the rua do Tibre area baseline of €311,819 (€4,872/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is below the parish average, reducing 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 €311,819, adjusted for condition and micro-location, gives a modelled fair value of €216,038 (€3,376/m²), a €248,962 (115.2%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Tibre | Subject | €465,000 | €7,266 | — | 76 | 72 |
| alameda Doutor Francisco Sá Carneiro, 9 | Active | €350,000 | €3,125 | 57.0% | 75 | 76 |
| travessa do Chafariz | Active | €249,500 | €3,119 | 57.1% | 76 | 76 |
| Sacavém e Prior Velho · 38b6a9 | Active | €239,000 | €3,515 | 51.6% | 80 | 75 |
| rua Júlio Conceição Sousa, 3 | Active | €479,000 | €3,236 | 55.5% | 75 | 76 |
| Median comp | €299,750 | €3,181 | 56.2% | 76 | 76 |
Long-term rental The property's gross yield of 2.9% indicates a limited potential for appreciating rental income, especially considering its valuation gap of 115.2% above fair value. This suggests that long-term rental prospects may not justify the current listing price in Parque das Nações. Family rental With a neighborhood rating of 72/100, the area does provide reasonable amenities for families; however, the significant price over the fair value makes this strategy less appealing. Families may seek more cost-effective options in the Lisbon metropolitan area that offer better rental yields. Buy-and-hold While the property could serve as a long-term investment, its current price being 115.2% above fair value signals potential losses rather than gains in investment capital. The 75/100 condition rating may not be enough to offset the high acquisition cost over time. Not ideal for short-term vacation rental The combination of a high market entry cost and a lack of prime tourist amenities in the immediate vicinity makes this property an unlikely candidate for a successful short-term vacation rental strategy. The risk of low occupancy rates could further erode profitability. Not ideal for luxury market This property does not align with luxury market expectations, particularly given its overpriced listing compared to fair value. Buyers looking in the luxury segment will likely overlook it due to the significant valuation gap and average condition rating.
Economic Vulnerability The economic stability score of 75 indicates a moderate risk of economic downturns affecting property values, while the tenant stability score of 70 suggests potential fluctuations in occupancy rates and rental income.
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