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 81 m², built in 1930, energy rating C. Located Campolide parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high ceilings that enhance its spaciousness and unique architectural character, and it benefits from dual exposure, ensuring abundant natural light throughout the day.
The valuation. The asking price of €490,000 is positioned €46,772 (10.6%) above the fair value of €443,228, indicating that the property is overpriced. This discrepancy suggests potential difficulty in achieving expected returns on investment.
Fair value modelled at €443,228 from 6 comparable sales in the area. Asking €490,000 sits €46,772 (10.6%) above — overpriced versus fair value.
Asking €490,000 versus the Campolide, Lisbon, Lisbon area baseline of €374,927 (€4,629/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €374,927, adjusted for condition and micro-location, gives a modelled fair value of €443,228 (€5,472/m²), a €46,772 (10.6%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Campolide · 2d83a1 | Subject | €490,000 | €6,049 | — | 75 | 81 |
| rua do Cruzeiro, 227 | Active | €410,000 | €5,256 | 13.1% | 74 | 80 |
| rua do Montepio Geral | Active | €455,000 | €5,688 | 6.0% | 73 | 79 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 22.0% | 72 | 83 |
| rua Luísa Todi | Active | €515,000 | €4,328 | 28.5% | 74 | 84 |
| Median comp | €432,500 | €4,988 | 17.5% | 74 | 82 |
Long-term rental The 2-bed apartment in Campolide, listed at €490,000, presents a gross yield of only 3.3%, which is insufficient to justify the asking price. With a gap of 10.6% between the listing and fair value, this property is overpriced, leading to potential cash flow challenges in a competitive rental market. Buy-and-hold This property in a central urban area of Lisbon, valued at €443,228 compared to the listing price of €490,000, indicates a significant overpricing scenario that could hinder appreciation potential. The current condition score of 77/100 and the rating of 81/100 for the neighborhood suggest some stability, yet the overpriced nature limits its viability as a solid long-term investment. Luxury market Despite being located in an appealing neighborhood, the Campolide apartment's listing at €490,000 reflects an overprice against its fair value of €443,228, which could deter affluent buyers seeking value. The luxury market typically demands clear justification of premium pricing, and at a 10.6% gap from fair value, this property fails to meet that standard. Not ideal for short-term rental Given its gross yield of 3.3%, the 2-bed apartment is not suited for short-term rental strategies, which thrive on higher income potential from competitive pricing. The listing price significantly surpasses fair value, making profitability challenging in the short-term rental market.
Tenant turnover risk The tenant stability score is relatively low at 65/100, indicating a higher likelihood of tenant turnover, which can lead to increased vacancy rates and reduced rental income.
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