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, 2-bathroom apartment of 150 m² on the 2nd floor, built in 2002. Located on rua Nelson Pereira Neves, 7, Loures parish, Loures municipality, Lisbon district. This property features a versatile additional room, ideal for a home office or guest space, plus a large 20 m² storage room providing exceptional convenience for families.
The valuation. The asking price of €495,000 sits €48,949 (11.0%) above the fair value of €446,051, indicating that this property is overpriced. This discrepancy suggests a lack of intrinsic investment value relative to market conditions.
Fair value modelled at €446,051 from 6 comparable sales in the area. Asking €495,000 sits €48,949 (11.0%) above — overpriced versus fair value.
Asking €495,000 versus the rua Nelson Pereira Neves, 7 area baseline of €331,066 (€2,207/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €331,066, adjusted for condition and micro-location, gives a modelled fair value of €446,051 (€2,974/m²), a €48,949 (11.0%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nelson Pereira Neves, 7 | Subject | €495,000 | €3,300 | — | 78 | 66 |
| praceta Nossa Senhora Assunção | Active | €399,900 | €2,684 | 18.7% | 75 | 78 |
| praceta Dom Manuel I, 1 | Active | €485,000 | €3,255 | 1.4% | 75 | 73 |
| Santo António dos Cavaleiros e Frielas · 875014 | Active | €330,000 | €3,667 | 11.1% | 76 | 75 |
| rua João Abel Manta | Active | €490,000 | €2,692 | 18.4% | 73 | 71 |
| Median comp | €442,450 | €2,974 | 9.9% | 75 | 74 |
Long-term rental This property’s listing price of €495,000 represents an 11.0% gap above the fair value of €446,051, indicating it is overpriced for long-term rental returns. With a gross yield of only 3.1%, potential returns may not justify the investment at this price point. Family rental The family rental market favors reasonable pricing and with the property priced at €495,000, it is positioned 11.0% above its fair value of €446,051, categorizing it as overpriced. Given the suburban setting and a neighbourhood score of 66/100, this investment may struggle to attract families seeking affordability. Buy-and-hold At a listing price of €495,000, the property is 11.0% above its fair value of €446,051, suggesting it is overpriced for a buy-and-hold strategy. The 3.1% yield combined with a moderate condition score of 81/100 may limit appreciation potential in the coming years due to its inflated purchase price.
Economic volatility risk The economic stability score of 70 indicates potential fluctuations in the local economy, while the tenant stability score of 60 suggests a higher risk of tenant turnover, which could impact rental 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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