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, 3-bathroom apartment of 155 m², energy rating C. Located on rua do Sol ao Rato, 15, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's exclusive building with only four units ensures a secluded living atmosphere, while the private terrace provides an ideal setting for outdoor leisure activities in urban Lisbon.
The valuation. The asking price of €915,000 exceeds the fair value of €794,715 by €120,285 (15.1%), indicating that the property is overpriced. Buy-to-flip angle. A resale strategy could target a renovation to enhance aesthetics before listing, but given the current valuation, returns may be limited. Buy-to-let angle. With an estimated rental income of €2,669/month, the property offers a gross yield of 3.5%, appealing for a long-term rental strategy in a desirable location.
Fair value modelled at €794,715 from 6 comparable sales in the area. Asking €915,000 sits €120,285 (15.1%) above — overpriced versus fair value.
Asking €915,000 versus the rua do Sol ao Rato, 15 area baseline of €731,489 (€4,719/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €731,489, adjusted for condition and micro-location, gives a modelled fair value of €794,715 (€5,127/m²), a €120,285 (15.1%) gap versus the €915,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Sol ao Rato, 15 | Subject | €915,000 | €5,903 | — | 78 | 80 |
| praça das Flores | Active | €710,000 | €6,339 | 7.4% | 86 | 90 |
| Estrela · f5eb47 | Active | €2,300,000 | €5,044 | 14.6% | 80 | 83 |
| Campolide · 38b5c8 | Active | €385,000 | €4,936 | 16.4% | 75 | 81 |
| Estrela · ee8958 | Active | €495,000 | €5,211 | 11.7% | 78 | 82 |
| Median comp | €602,500 | €5,128 | 13.1% | 79 | 83 |
Long-term rental The gross yield of 3.5% on this property suggests it may not generate significant cash flow for investors, particularly with a listing price that is 15.1% above fair value. Given its decent condition (82/100) and solid neighborhood score (80/100), the long-term rental market may still find interest, albeit at a premium. Buy-and-hold Investors considering a buy-and-hold strategy should be cautious, as the current listing is priced at €915,000 while the fair market value is €794,715, indicating a substantial gap of 15.1%. The property's location near central Lisbon remains appealing, though the expense may hinder long-term capital appreciation potential. Family rental While the property has a large layout suitable for families and is located in an attractive neighborhood, its listing price suggests it is overpriced at 15.1% above fair value. This discrepancy may limit its desirability among family renters seeking a more financially viable option. Not ideal for This property is not suitable for short-term rental scenarios due to its excessive pricing, which is unfitted for fluctuating demand in that market segment. Additionally, the pricing makes it less attractive for student housing as it exceeds the typical budget constraints students might have.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and fluctuating income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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