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.
3-bedroom, 2-bathroom apartment of 89 m² on the 3rd floor, built in 2001, energy rating C. Located Marvila parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts modern, built-in kitchen appliances and thermal electric shutters for enhanced comfort and efficient energy use, as well as double-glazed windows for improved insulation.
The valuation. The asking price of €449,000 is significantly higher than the fair value of €377,393, resulting in an overvaluation of €71,607 (19.0%). This property is overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy may yield returns through cosmetic enhancements and staging, appealing to families seeking a modern living space. Targeting a resale price well above the current asking could lead to a profitable flip. Buy-to-let angle. With a potential gross yield of 3.5%, generating approximately €1,310 monthly in rental income solidifies a buy-and-hold strategy. This aligns with the stable rental market demands within Marvila, catering particularly to families.
Fair value modelled at €377,393 from 6 comparable sales in the area. Asking €449,000 sits €71,607 (19.0%) above — overpriced versus fair value.
Asking €449,000 versus the Marvila, Lisbon, Lisbon area baseline of €352,709 (€3,963/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €352,709, adjusted for condition and micro-location, gives a modelled fair value of €377,393 (€4,240/m²), a €71,607 (19.0%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Marvila · 51b4de | Subject | €449,000 | €5,045 | — | 72 | 76 |
| rua Cidade da Praia, 371 | Active | €465,000 | €4,009 | 20.5% | 72 | 81 |
| rua Alferes Mota da Costa | Active | €360,000 | €4,045 | 19.8% | 80 | 76 |
| praça Cidade de Díli, 6 | Active | €370,000 | €4,205 | 16.7% | 75 | 80 |
| rua Norte Júnior | Active | €330,000 | €5,077 | 0.6% | 70 | 82 |
| Median comp | €365,000 | €4,125 | 18.2% | 74 | 81 |
Long-term rental The property is overpriced by 19.0%, with a fair value of €377,393 compared to the listing price of €449,000. This elevated price reduces the potential gross yield to 3.5%, which may deter long-term tenants looking for more cost-effective options in Marvila. Family rental With a current gap of 19.0% between the asking price and fair value, the €449,000 price tag is excessive for families seeking affordable housing in a neighborhood rated 76/100. This overpricing could limit the attractiveness of the apartment for families looking for reasonable rental options that better align with their budgets. Buy-and-hold At a listing price of €449,000, the property is overpriced compared to its fair value of €377,393, posing a challenge for investors seeking favorable long-term returns. The gross yield of 3.5% does not compensate for the 19.0% premium, making this investment less appealing for a buy-and-hold strategy due to potential cash flow constraints.
Economic downturn risk A declining economy could impact tenant stability, especially with the economic stability score of 80/100 and tenant stability score of 75/100 suggesting potential vulnerability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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