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.
1-bedroom, 2-bathroom apartment of 118 m² on the 1st floor, energy rating D. Located on rua Campo Grande, 1, Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment’s high ceilings and extensive herringbone parquet flooring intricately blend mid-century charm with contemporary renovations, particularly evident in the luxurious kitchen and bathrooms.
The valuation. The asking price of €890,000 is significantly above the fair value of €719,574, representing an overvaluation of €170,426 (23.7%). This indicates a potential buyer should approach with caution regarding future appreciation.
Fair value modelled at €701,285 from 4 comparable sales in the area. Asking €890,000 sits €188,715 (26.9%) above — overpriced versus fair value.
Asking €890,000 versus the Alvalade, Lisbon, Lisbon area baseline of €663,893 (€5,626/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 €663,893, adjusted for condition and micro-location, gives a modelled fair value of €701,285 (€5,943/m²), a €188,715 (26.9%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · 9af7d1 | Subject | €890,000 | €7,542 | — | 68 | 83 |
| Arroios · 19f60c | Active | €510,000 | €6,220 | 17.5% | 74 | 79 |
| rua Gonçalves Viana, 8 | Active | €439,000 | €6,754 | 10.5% | 79 | 81 |
| avenida Rio de Janeiro | Active | €880,000 | €5,333 | 29.3% | 72 | 76 |
| alameda e de Arroios | Active | €340,000 | €5,667 | 24.9% | 70 | — |
| Median comp | €474,500 | €5,944 | 21.2% | 73 | 79 |
Long-term rental The projected yield of 1.9% gross on this property suggests limited income potential compared to the initial investment of €890,000. This yield is compounded by the fact that the property is 23.7% above its fair value of €719,574, indicating a significant overpricing that could lead to lower cash flow stability. Buy-and-hold While the Alvalade area has a high neighbourhood score of 83/100, the property’s current listing price exceeds its fair value by 23.7%. This overpricing issue raises concerns about the long-term capital appreciation potential, making it a less attractive buy-and-hold opportunity. Short-term vacation rental Despite being situated in a high-demand area of Lisbon, this property’s gross yield of 1.9% coupled with a listing price that is 23.7% above fair value limits its viability as a short-term vacation rental. The disparity in pricing suggests that potential short-term rental income may not suffice to cover the premium paid for the property. Not ideal for: Student housing Due to the high purchase price and unfavorable yield, this property does not align well with the demands of student housing in the area. The elevated cost makes it less feasible for investor returns in a market segment that typically requires more cost-effective rental options.
[Tenant turnover risk] With a tenant stability score of 70/100, there is a moderate risk of higher turnover, which could lead to increased vacancy rates and potential loss of 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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