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 88 m² on the 1st floor, built in 1983, energy rating C. Located on rua Almada Negreiros, 26, Santa Iria de Azóia, São João da Talha e Bobadela parish, Loures municipality, Lisbon district. This property features a modern open space layout with an integrated kitchen island, perfect for hosting gatherings, and benefits from optimal East-West orientation for abundant natural light.
The valuation. The asking price of €315,000 is significantly above the fair value of €281,829, representing a premium of €33,171 (11.8%). This property is overpriced by market standards, making it a less attractive investment. Buy-to-flip angle. A buy-to-flip strategy may present challenges given the overpriced nature; the potential resale would need a marked market shift or improved conditions for profitability. Quick renovations could help, but high initial costs may deter successful flips. Buy-to-let angle. The estimated rental income of €945/month yields a modest gross yield of 3.6%, making it a fit for long-term investors seeking stable, if limited, cash flow. This property could appeal to families due to its suburban location and good amenities.
Fair value modelled at €281,829 from 6 comparable sales in the area. Asking €315,000 sits €33,171 (11.8%) above — overpriced versus fair value.
Asking €315,000 versus the rua Almada Negreiros, 26 area baseline of €234,445 (€2,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €234,445, adjusted for condition and micro-location, gives a modelled fair value of €281,829 (€3,203/m²), a €33,171 (11.8%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almada Negreiros, 26 | Subject | €315,000 | €3,580 | — | 78 | 72 |
| rua Dio, 6 | Active | €299,500 | €3,791 | 5.9% | 75 | 75 |
| praceta Padre Vicente Rodrigues, 6 | Active | €290,000 | €3,187 | 11.0% | 75 | 72 |
| rua Miguel Bombarda | Active | €280,000 | €3,218 | 10.1% | 78 | 73 |
| praceta Doutor Sousa Martins, 2 | Active | €298,000 | €3,311 | 7.5% | 70 | 72 |
| Median comp | €294,000 | €3,265 | 8.8% | 75 | 73 |
Long-term rental The property's current listing price of €315,000 is 11.8% above its fair value of €281,829, suggesting it is overpriced for the long-term rental market. With a gross yield of 3.6%, the investment does not present a compelling case for securing reliable cash flow over the long term. Family rental While the apartment is located in a suburban area of Greater Lisbon with good amenities, its price is still 11.8% above fair value, making it an overpriced option for family rentals. The typical safety and proximity to schools may attract families, but the financial outlay may deter potential tenants seeking reasonable rental costs. Buy-and-hold The buy-and-hold strategy is less appealing for this property, given its current status as overpriced with a gap of 11.8% against fair value. The condition rating of 82/100 offers some reassurance, but the financial prospects are diminished due to the elevated purchase price, which jeopardizes potential future appreciation.
Tenant turnover risk With a Tenant Stability score of 75/100, there is a moderate risk of tenant turnover that could lead to vacancy and loss of rental income.
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