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, 1-bathroom apartment of 69 m² on the 7th floor, built in 2004, energy rating C. Located Marvila parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a spacious terrace perfect for outdoor relaxation and entertaining, along with unobstructed views enhancing the living experience on the 7th floor.
The valuation. The asking price of €498,000 exceeds the fair value of €401,695 by €96,305, representing a 24.0% premium. This property is considered overpriced given its market position.
Fair value modelled at €401,695 from 6 comparable sales in the area. Asking €498,000 sits €96,305 (24.0%) above — overpriced versus fair value.
Asking €498,000 versus the Marvila, Lisbon, Lisbon area baseline of €376,065 (€5,450/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €376,065, adjusted for condition and micro-location, gives a modelled fair value of €401,695 (€5,822/m²), a €96,305 (24.0%) gap versus the €498,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Marvila · 9d29e5 | Subject | €498,000 | €7,217 | — | 72 | 77 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 19.9% | 82 | 78 |
| rua Lopes S / N | Active | €345,000 | €4,600 | 36.3% | 72 | 84 |
| rua António Pereira Carrilho, 38 | Active | €415,000 | €4,882 | 32.4% | 72 | 82 |
| Olivais · 65a47d | Active | €550,000 | €6,111 | 15.3% | 76 | 75 |
| Median comp | €392,500 | €5,332 | 26.1% | 74 | 80 |
Long-term rental The 2-bed apartment in Marvila, listed at €498,000, presents a significant gap of 24% above its fair value of €401,695, which diminishes its attractiveness for long-term rental investments. With a gross yield of only 2.6%, the property's pricing does not align with expected returns for tenants in a suburban market characterized by moderate amenities and tenant quality. Family rental Given its fair value, the apartment is overpriced, suggesting that potential returns may not justify the investment for family rentals in the Marvila area. The gross yield of 2.6% offered here is low, making it less appealing for families seeking reasonable rental rates in a suburban context. Buy-and-hold The investment thesis for a buy-and-hold strategy is weak for this apartment, as it is currently priced 24% above fair value. This overpricing, combined with a modest yield of 2.6%, implies that future appreciation may not offset the initial investment risk in the long term.
Market Dependency Risk The property relies heavily on the economic stability score of 80/100 and tenant stability score of 75/100, which indicates a moderate level of vulnerability to economic fluctuations that could lead to increased vacancies or rent reductions if these scores decline significantly.
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