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 88 m², energy rating D. Located on rua das Musas, Parque das Nações parish, Lisbon municipality, Lisbon district. This apartment includes two dedicated parking spaces, ensuring convenient access in one of Lisbon's most sought-after neighborhoods, while also offering a storage room for additional utility.
The valuation. The asking price of €749,000 is significantly above its fair value of €581,126, indicating an overvaluation of €167,874 (28.9%). This discrepancy suggests that potential investors should be cautious about entering at this price point.
Fair value modelled at €581,126 from 6 comparable sales in the area. Asking €749,000 sits €167,874 (28.9%) above — overpriced versus fair value.
Asking €749,000 versus the rua das Musas area baseline of €735,245 (€8,355/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €735,245, adjusted for condition and micro-location, gives a modelled fair value of €581,126 (€6,604/m²), a €167,874 (28.9%) gap versus the €749,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Musas | Subject | €749,000 | €8,511 | — | 68 | 73 |
| Olivais · 3d96cd | Active | €1,290,000 | €9,923 | 16.6% | 72 | 76 |
| rua 1º Cabo José Martins Silvestre, 14 | Active | €290,000 | €5,800 | 31.9% | 64 | 78 |
| avenida Dom João II | Active | €1,000,000 | €7,407 | 13.0% | 74 | 78 |
| avenida do Índico | Active | €1,100,000 | €9,322 | 9.5% | 72 | 74 |
| Median comp | €1,050,000 | €8,365 | 1.7% | 72 | 77 |
Long-term rental The property at Parque das Nações presents an average gross yield of 2.9%, which is less attractive given its fair value gap of 28.9% above the price of €581,126. With the apartment's condition rated 70/100 and the neighborhood at 73/100, the potential for consistent long-term rental income appears limited due to its overpriced listing. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not ideal, as the current listing price of €749,000 significantly exceeds its fair value, suggesting a potential for minimal price appreciation. With a fair value gap of 28.9%, the investment lacks the underlying growth potential expected in a healthy long-term holding situation. Family rental As a family rental, this apartment may struggle to attract tenants considering its high listing price in comparison to its fair value, which is 28.9% lower. The average condition and neighborhood ratings indicate that families looking for value may opt for more reasonably priced alternatives, deeming this property overpriced in the current market.
Tenant Turnover Risk The tenant stability score of 60/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs.
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