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.
2-bedroom, 2-bathroom apartment of 104 m² on the 3rd floor, built in 2006. Located Alvalade parish, Lisbon municipality, Lisbon district. This apartment features a gated community with concierge service and an indoor pool, offering both luxury and convenience in an exclusive environment.
The valuation. The asking price of €795,000 is significantly above the fair value of €652,151, representing an overpriced status of €142,849 (21.9%). This discrepancy suggests a need for negotiation to align with market realities.
Fair value modelled at €652,151 from 6 comparable sales in the area. Asking €795,000 sits €142,849 (21.9%) above — overpriced versus fair value.
Asking €795,000 versus the Alvalade, Lisbon, Lisbon area baseline of €586,008 (€5,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €586,008, adjusted for condition and micro-location, gives a modelled fair value of €652,151 (€6,271/m²), a €142,849 (21.9%) gap versus the €795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · 78828c | Subject | €795,000 | €7,644 | — | 85 | 75 |
| rua República da Bolívia | Active | €479,900 | €5,999 | 21.5% | 80 | 76 |
| Campolide · 99f2ad | Active | €650,000 | €5,652 | 26.1% | 75 | 77 |
| rua da República da Bolívia, 2 | Active | €579,900 | €5,799 | 24.1% | 86 | 75 |
| Benfica · 0dcf9a | Active | €600,000 | €6,452 | 15.6% | 85 | 78 |
| Median comp | €589,950 | €5,899 | 22.8% | 83 | 77 |
Long-term rental The 2-bed apartment in Alvalade is priced at €795,000, reflecting a 21.9% gap above its fair value of €652,151, indicating that the investment is overpriced. With a gross yield of just 2.4%, the return on investment is further hindered by this inflated price, making long-term rental less attractive. Family rental At €795,000, this property exceeds its fair value significantly, suggesting it is overpriced for the family rental market. Although the neighborhood scores well in terms of schools and amenities, the high price diminishes the potential for appealing long-term family tenants. Buy-and-hold The property currently selling for €795,000 is not a prudent buy-and-hold investment given its significant overpricing relative to the fair value of €652,151. The gross yield of 2.4% does not justify the high entry cost, making long-term appreciation a risky prospect under current market conditions.
Economic Downturn Risk The economic stability score of 80/100 suggests a relatively stable environment, but combined with a tenant stability score of 70/100, there's a risk of tenant turnover during potential economic downturns that may affect 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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