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 118 m² on the 1st floor, energy rating D. Located Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's expansive balcony and abundant built-in shelving enhance its livability while reflecting a blend of functionality and sophisticated design in a prestigious Lisbon locale.
The valuation. The asking price of €890,000 is significantly above the fair value of €748,842, indicating an overvaluation of €141,158 (18.9%). This suggests that potential buyers may need to consider negotiating aggressively to align the price with the market expectations.
Fair value modelled at €748,842 from 6 comparable sales in the area. Asking €890,000 sits €141,158 (18.9%) above — overpriced versus fair value.
Asking €890,000 versus the Alvalade, Lisbon, Lisbon area baseline of €712,066 (€6,034/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €712,066, adjusted for condition and micro-location, gives a modelled fair value of €748,842 (€6,346/m²), a €141,158 (18.9%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · 76b1ac | Subject | €890,000 | €7,542 | — | 67 | 77 |
| Arroios · 19f60c | Active | €510,000 | €6,220 | 17.5% | 74 | 79 |
| rua Gonçalves Viana, 8 | Active | €439,000 | €6,754 | 10.5% | 79 | 81 |
| rua Oliveira Martins, 3 | Active | €550,000 | €6,962 | 7.7% | 79 | 85 |
| rua Quirino da Fonseca, 3 | Active | €712,000 | €6,473 | 14.2% | 73 | 85 |
| Median comp | €530,000 | €6,614 | 12.3% | 77 | 83 |
Long-term rental The property’s gross yield of 2.2% indicates limited income potential, suggesting it may not be the best fit for long-term rental investors. With a price that exceeds its fair value by 18.9%, acquiring this apartment for long-term rental could lead to long-term financial strain. Family rental While the apartment is located in a well-connected urban area with safety and amenities, its 18.9% price above fair value makes it an overpriced option for family rentals. The yield of 2.2% further underlines the risk associated with investing in this property for family-oriented tenants. Buy-and-hold Even though the neighbourhood offers good amenities and decent tenant quality, the property’s €890,000 asking price significantly overshoots the fair value by 18.9%. The projected gross yield of 2.2% does not justify the investment based on current market conditions for a buy-and-hold strategy.
Tenant turnover risk High tenant turnover could negatively impact cash flow due to a tenant stability score of 70, suggesting potential volatility in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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