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, 3-bathroom apartment of 94 m² on the 1st floor, energy rating E. Located on rua do Cruzeiro, Ajuda parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a rare small outdoor garden, providing a unique leisure space in a tranquil residential area of Ajuda, perfect for al fresco dining and relaxation.
The valuation. The asking price of €580,000 is €73,790 (14.6%) above the fair value of €506,210, indicating that the property is overpriced. Such a valuation may deter potential buyers looking for fair market opportunities.
Fair value modelled at €506,210 from 6 comparable sales in the area. Asking €580,000 sits €73,790 (14.6%) above — overpriced versus fair value.
Asking €580,000 versus the rua do Cruzeiro area baseline of €357,559 (€3,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €357,559, adjusted for condition and micro-location, gives a modelled fair value of €506,210 (€5,385/m²), a €73,790 (14.6%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Cruzeiro | Subject | €580,000 | €6,170 | — | 82 | 79 |
| rua das Trinas | Active | €620,000 | €6,889 | 11.6% | 82 | 81 |
| rua da Cruz a Alcântara S / N | Active | €498,000 | €4,980 | 19.3% | 78 | 80 |
| largo da Paz | Active | €695,000 | €5,516 | 10.6% | 75 | 72 |
| calçada dos Sete Moinhos | Active | €289,000 | €5,255 | 14.8% | 80 | 82 |
| Median comp | €559,000 | €5,386 | 12.7% | 79 | 81 |
Long-term rental The property at €580,000 shows a 14.6% gap from its fair value of €506,210, indicating it is overpriced. With a gross yield of only 2.5%, long-term rental potential may not justify the investment. Family rental Considering the listing price of €580,000 in relation to the fair value of €506,210, this property is overpriced by 14.6%. While the neighbourhood scores indicate a solid environment, the return on investment for family rent might not be favorable given the yield of 2.5%. Buy-and-hold The apartment priced at €580,000 is 14.6% above its fair value of €506,210, demonstrating that it is overpriced. As a buy-and-hold investment, the modest 2.5% yield raises concerns about long-term profitability and capital appreciation in an already inflated market.
Potential tenant turnover The tenant stability score of 70/100 indicates a higher likelihood of turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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