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.
4-bedroom, 2-bathroom apartment of 106 m² on the 5th floor, built in 1940, energy rating D. Located on avenida de Roma, Alvalade parish, Lisbon municipality, Lisbon district. This property uniquely features a practical pantry and is just 100 meters from the Metro, enhancing urban convenience and accessibility in Lisbon's vibrant Alvalade district.
The valuation. The asking price of €796,000 is significantly above the fair value of €627,944, with an excess of €168,056, or 26.8%. This reflects a pricing that does not align with current market standards.
Fair value modelled at €627,944 from 6 comparable sales in the area. Asking €796,000 sits €168,056 (26.8%) above — overpriced versus fair value.
Asking €796,000 versus the avenida de Roma area baseline of €576,129 (€5,435/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 €576,129, adjusted for condition and micro-location, gives a modelled fair value of €627,944 (€5,924/m²), a €168,056 (26.8%) gap versus the €796,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Roma | Subject | €796,000 | €7,509 | — | 74 | 83 |
| rua Cidade de Bolama | Active | €477,000 | €5,817 | 22.5% | 68 | 79 |
| Alvalade · 4d46ff | Active | €585,000 | €6,031 | 19.7% | 75 | 80 |
| rua Rodrigo da Fonseca, 83 | Active | €845,000 | €6,815 | 9.3% | 74 | 83 |
| Santa Maria Maior · 28bcdc | Active | €330,000 | €4,024 | 46.4% | 75 | 85 |
| Median comp | €531,000 | €5,924 | 21.1% | 75 | 82 |
Long-term rental The property presents a gross yield of 2.4%, which is relatively low compared to the fair value of €627,944, indicating a weak rental return proposition. At a listing price of €796,000, the apartment is overpriced, making it less appealing for long-term rental investment. Buy-and-hold Considering the current fair value of €627,944 and the significant 26.8% gap to the listing price, the buy-and-hold strategy appears less attractive for this property. The high acquisition cost at €796,000 limits potential capital appreciation and might not align with the long-term growth of the housing market. Short-term vacation rental The property’s neighborhood score of 83/100 indicates potential for tourism, but the €796,000 listing price is high in relation to the fair value and may reduce the profitability of a short-term rental strategy. With a gross yield of only 2.4%, short-term vacation rental investments here may not yield satisfactory returns. Not ideal for student housing The apartment's configuration and current pricing at €796,000 may not be favorable for the student housing market, especially given the gap to fair value. The combination of neighborhood quality and elevated price makes this property a less suitable option for student accommodation.
Tenant turnover risk A tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could affect occupancy rates and cash flow stability in the long term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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