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.
4-bedroom, 3-bathroom apartment of 140 m² on the 1st floor, built in 2003, energy rating C. Located on avenida do Mediterrâneo, Parque das Nações parish, Lisbon municipality, Lisbon district. This apartment features three distinct facades, ensuring abundant natural light throughout the day and offering panoramic views of the vibrant Parque das Nações landscape.
The valuation. The asking price is €950,000, which exceeds the fair value of €806,882 by €143,118 (17.7%). This property is considered overpriced based on its current market value.
Fair value modelled at €806,882 from 6 comparable sales in the area. Asking €950,000 sits €143,118 (17.7%) above — overpriced versus fair value.
Asking €950,000 versus the avenida do Mediterrâneo area baseline of €952,754 (€6,805/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €952,754, adjusted for condition and micro-location, gives a modelled fair value of €806,882 (€5,763/m²), a €143,118 (17.7%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Mediterrâneo | Subject | €950,000 | €6,786 | — | 80 | 76 |
| rua Cidade de Bolama, 13 | Active | €625,000 | €5,123 | 24.5% | 82 | 80 |
| rua Sarmento de Beires, 32 | Active | €680,000 | €5,075 | 25.2% | 73 | 78 |
| Moscavide e Portela · 4a7f66 | Active | €750,000 | €3,304 | 51.3% | 70 | 71 |
| Marvila · 133a77 | Active | €1,285,000 | €6,728 | 0.9% | — | 80 |
| Median comp | €715,000 | €5,099 | 24.9% | 73 | 79 |
Long-term rental The property is currently listed at €950,000, which is approximately 17.7% above its fair value of €806,882. With a gross yield of 3.4%, this investment does not present a compelling opportunity in the long-term rental market given its overvaluation. Family rental At a listing price of €950,000, the property is overpriced compared to the fair value of €806,882, resulting in a significant gap of 17.7%. While the neighborhood has decent amenities, the yield of 3.4% suggests that this apartment would not be an optimal choice for family rental investments. Buy-and-hold Despite the apartment’s attractive location and good condition rating of 83/100, its listing price of €950,000 represents an overvaluation of 17.7% against the fair value of €806,882. This overpricing, coupled with a relatively low yield of 3.4%, indicates that a buy-and-hold strategy would likely not yield satisfactory returns in the current market environment.
Economic downturn risk The property may be vulnerable to an economic downturn, given the economic stability score of 80, which indicates potential fluctuations that could affect rental income and occupancy rates. Risk of tenant turnover With a tenant stability score of 75, there is a reasonable risk of tenant turnover, which may lead to increased costs associated with re-letting the property and potential vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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