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, 1-bathroom apartment of 110 m² on the 4th floor, built in 1969, energy rating B. Located on rua Carlos Mayer, Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a spacious 32 m² living room perfect for entertaining and benefits from modern aesthetics enhanced by high ceilings and recessed lighting.
The valuation. The asking price of €795,000 is considerably above the fair value of €592,110, resulting in an overpricing of €202,890 (34.3%). This suggests a significant gap between market expectations and actual worth.
Fair value modelled at €592,110 from 6 comparable sales in the area. Asking €795,000 sits €202,890 (34.3%) above — overpriced versus fair value.
Asking €795,000 versus the rua Carlos Mayer area baseline of €512,913 (€4,663/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €512,913, adjusted for condition and micro-location, gives a modelled fair value of €592,110 (€5,383/m²), a €202,890 (34.3%) gap versus the €795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Mayer | Subject | €795,000 | €7,227 | — | 85 | 83 |
| Olivais · 96c23f | Active | €375,000 | €5,769 | 20.2% | 88 | 80 |
| avenida Cidade de Luanda | Active | €349,000 | €4,847 | 32.9% | 80 | 68 |
| Alvalade · dc15f8 | Active | €624,715 | €5,432 | 24.8% | 73 | 80 |
| Arroios · 6fbc32 | Active | €749,000 | €7,133 | 1.3% | 75 | 83 |
| Median comp | €499,858 | €5,601 | 22.5% | 78 | 80 |
Long-term rental The property is currently listed at €795,000, representing a significant 34.3% premium over its fair value of €592,110, making it a less attractive option for long-term rental investment. Given the gross yield of only 2.3%, potential returns may not justify the cost in this strong market area of Lisbon. Family rental Although the property is well-rated in terms of condition (88/100) and is situated in a safe suburb with good access to schools, its current high price point leaves little room for profit as a family rental. At a fair value of €592,110, its listing price exceeds the average expectations for family housing in the area, indicating a misalignment with market dynamics. Buy-and-hold With a listing price of €795,000 and a fair value of €592,110, the property appears overpriced, creating a challenging scenario for a buy-and-hold strategy. The relatively low yield of 2.3% further emphasizes that this investment may not yield adequate long-term appreciation or rental income relative to its costs.
Tenant turnover risk With a tenant stability score of 75/100, there is a notable risk of tenant turnover affecting cash flow and occupancy rates.
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