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 105 m² on the 4th floor, built in 1981, energy rating C. Located on rua Aquiles Machado, 2, Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's flexible layout allows for easy reconversion back to a T3, and it boasts generous ceiling heights of 2.83 meters with city and Tagus River views.
The valuation. The asking price of €449,000 is positioned below the fair value of €494,322, indicating a difference of €45,322 (9.2%). This property is fairly valued and offers a reasonable opportunity for investors. Buy-to-flip angle. The buy-to-flip strategy could capitalize on minimal renovations, enhancing appeal and potentially boosting resale price by targeting the current mixed neighborhood demographic. Quick resale could yield a profit, leveraging the favorable market. Buy-to-let angle. With a gross yield of 4.3% based on an estimated rental income of €1,609 per month, this apartment presents a solid buy-to-let opportunity. The property can attract long-term tenants given its adequate condition and desirable urban location.
Fair value modelled at €494,322 from 6 comparable sales in the area. Asking €449,000 sits €45,322 (9.2%) below — the upside to fair value.
Asking €449,000 versus the rua Aquiles Machado, 2 area baseline of €416,437 (€3,966/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €416,437, adjusted for condition and micro-location, gives a modelled fair value of €494,322 (€4,708/m²), a €45,322 (9.2%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Aquiles Machado, 2 | Subject | €449,000 | €4,276 | — | 68 | 81 |
| praça Aniceto do Rosário, 3 | Active | €500,000 | €4,167 | 2.6% | 70 | 84 |
| rua da Rosa | Active | €469,000 | €5,211 | 21.9% | 66 | 85 |
| Avenidas Novas · e835d4 | Active | €880,000 | €5,399 | 26.3% | 68 | 77 |
| rua da Rosa | Active | €489,000 | €5,258 | 23.0% | 72 | 81 |
| Median comp | €494,500 | €5,235 | 22.4% | 69 | 83 |
Long-term rental The property in Beato offers a respectable gross yield of 4.3%, reflecting its potential for steady income generation in a well-rated neighborhood. However, with a fair value appraisal indicating a 9.2% gap, the pricing remains consistent with the market, suggesting a stable investment outlook. Buy-and-hold Investing in this Beato apartment allows for the possibility of capital appreciation given the area's favorable infrastructure and tenant quality ratings. Although the property is fairly priced, its location and yield characteristics support a reliable long-term investment strategy. Family rental This 3-bed apartment caters well to families, as it is situated in a neighborhood with solid amenities and a high tenant quality score. While it is priced at fair value, its characteristics align effectively with the needs of long-term family rentals in Lisbon's urban landscape.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and potential loss of 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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