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, 2-bathroom apartment of 106 m², built in 1968, energy rating C. Located on avenida do Brasil em Lisboa, Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a prime location on Avenida do Brasil, with easy access to public transport and essential services, enhancing its investment potential in a sought-after neighborhood.
The valuation. The asking price of €630,000 exceeds the fair value of €533,988 by €96,012 (18.0%). This property is considered overpriced based on current market conditions. Buy-to-flip angle. A resale strategy here would require significant renovations to modernize dated features and appeal to potential buyers. The goal would be to increase the final sale price beyond the initial investment. Buy-to-let angle. The gross yield of 2.6% reflects an estimated rental income of €1,365/month. This property may serve long-term family rentals, though the yield suggests a modest cash flow compared to investment potential.
Fair value modelled at €533,988 from 6 comparable sales in the area. Asking €630,000 sits €96,012 (18.0%) above — overpriced versus fair value.
Asking €630,000 versus the avenida do Brasil em Lisboa area baseline of €497,697 (€4,695/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €497,697, adjusted for condition and micro-location, gives a modelled fair value of €533,988 (€5,038/m²), a €96,012 (18.0%) gap versus the €630,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Brasil em Lisboa | Subject | €630,000 | €5,943 | — | 70 | 83 |
| rua José Falcão, 22 | Active | €490,000 | €4,804 | 19.2% | 60 | 84 |
| Olivais · 00185e | Active | €290,000 | €4,394 | 26.1% | 75 | 79 |
| avenida Roma | Active | €680,000 | €5,271 | 11.3% | 74 | 80 |
| avenida Estados Unidos da América | Active | €687,500 | €5,500 | 7.5% | — | 79 |
| Median comp | €585,000 | €5,038 | 15.2% | 74 | 80 |
Long-term rental Given the property is priced at €630,000 while its fair value is €533,988, it reflects an 18.0% premium that suggests diminished rental return potential. With a gross yield of only 2.6%, this investment is not positioned to meet long-term income expectations in a market that demands stronger financial performance. Family rental The current listing price of €630,000 places this property above its fair value of €533,988, resulting in an 18.0% overpricing that compromises its viability as a family rental. Family-oriented tenants typically seek value, and the 2.6% yield indicates that this apartment may struggle to attract long-term families looking for cost-effective housing options. Buy-and-hold At €630,000, this property exceeds its fair value by 18.0%, a reflection of the market's pricing challenges rather than sound investment potential. The low gross yield of 2.6% suggests that holding onto this asset may not yield satisfactory returns in a competitive buy-and-hold strategy focused on capital growth and tenant quality.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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