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 56 m² on the 7th floor, built in 1986, energy rating C. Located on praceta António Corte Real, 2, Santo António dos Cavaleiros e Frielas parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment features a practical storage room and benefits from excellent natural light due to its 7th-floor elevation, enhancing the overall living experience.
The valuation. The asking price of €270,000 is notably above the fair value of €240,715, resulting in an overvaluation of €29,285, or 12.2% above fair market trends.
Fair value modelled at €240,715 from 6 comparable sales in the area. Asking €270,000 sits €29,285 (12.2%) above — overpriced versus fair value.
Asking €270,000 versus the praceta António Corte Real, 2 area baseline of €193,558 (€3,456/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 €193,558, adjusted for condition and micro-location, gives a modelled fair value of €240,715 (€4,298/m²), a €29,285 (12.2%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta António Corte Real, 2 | Subject | €270,000 | €4,821 | — | 75 | 76 |
| rua Laura Aires | Active | €330,000 | €4,231 | 12.3% | 76 | 73 |
| urbanização Flamenga | Active | €338,000 | €3,634 | 24.6% | 74 | 67 |
| rua João Abel Manta, 3 | Active | €290,000 | €4,085 | 15.3% | 76 | 73 |
| Santo António dos Cavaleiros e Frielas · 8ee7c2 | Active | €345,000 | €4,481 | 7.1% | 75 | 72 |
| Median comp | €334,000 | €4,158 | 13.8% | 76 | 73 |
Long-term rental With a gross yield of 4%, the property may not provide sufficiently attractive returns to justify its pricing, especially as it is overpriced by 12.2% compared to the fair value. Additionally, the overall condition (78/100) and neighborhood score (76/100) may not appeal to long-term tenants seeking higher-quality living environments. Family rental Given the suburban context and family-oriented amenities in the Greater Lisbon area, the property’s appeal as a family rental is weakened by its overpriced listing at €270,000, which is 12.2% above the fair value. Families may prioritize better-valued options in neighborhoods with more favorable amenities or higher tenant quality ratings. Buy-and-hold Investors considering a buy-and-hold strategy may find this property less compelling due to its current overpriced status, which is 12.2% higher than its fair value. The modest yield of 4% does not compensate for the risk associated with holding an asset that is already overpriced in a suburban market, which may limit future appreciation potential.
Economic Dependency Risk The property’s economic stability score of 80/100 suggests a strong overall environment, but a potential downturn could impact rental income, particularly in areas with a tenant stability score of 75/100, indicating possible fluctuations in tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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