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, 4-bathroom duplex of 192 m², built in 2002, energy rating D. Located Parque das Nações parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex boasts a private rooftop terrace perfect for gatherings, offering breathtaking panoramic views of the Tagus River and iconic landmarks like the Vasco da Gama Bridge and Tower.
The valuation. The asking price of €1,400,000 sits significantly above the fair value of €981,176, representing an excess of €418,824 (42.7%). This property is considered overpriced according to current market assessments.
Fair value modelled at €981,176 from 6 comparable sales in the area. Asking €1,400,000 sits €418,824 (42.7%) above — overpriced versus fair value.
Asking €1,400,000 versus the Parque das Nações, Lisbon, Lisbon area baseline of €1,239,656 (€6,457/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is below the parish average, reducing 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 €1,239,656, adjusted for condition and micro-location, gives a modelled fair value of €981,176 (€5,110/m²), a €418,824 (42.7%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Parque das Nações · e834ed | Subject | €1,400,000 | €7,292 | — | 74 | 75 |
| Olivais · 3a6fb2 | Active | €735,000 | €5,213 | 28.5% | 80 | 76 |
| Olivais · ee887e | Active | €695,000 | €5,110 | 29.9% | 88 | 76 |
| praça Cidade Salazar | Active | €695,000 | €5,110 | 29.9% | 65 | 77 |
| Moscavide e Portela · 4a7f66 | Active | €750,000 | €3,304 | 54.7% | 70 | 71 |
| Median comp | €715,000 | €5,110 | 29.9% | 75 | 76 |
Long-term rental The 4-bed duplex in Parque das Nações is overpriced at €1,400,000, significantly above its fair value of €981,176, representing a 42.7% premium. With a gross yield of only 2.5% and the neighbourhood rated a modest 75/100, long-term rental prospects are overshadowed by the high entry cost. Family rental Offering a spacious 192m² layout, this property is intended for family rental but is overpriced at €1,400,000, which exceeds its fair value by 42.7%. Despite its decent condition score of 78/100, the elevated price limits its attractiveness to families seeking a home in a competitive market. Buy-and-hold As a buy-and-hold investment, the property at €1,400,000 is overpriced compared to the fair value of €981,176, creating a 42.7% valuation gap. Given the low yield of 2.5% and the cost structure, the potential for appreciation may not justify the high investment required for long-term ownership.
Potential Decrease in Rent Revenue The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to a decrease in rent revenue if new tenants are harder to find or demand lower rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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