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 157 m² on the 4th floor, built in 2021, energy rating A. Located on rua Celeste Rodrigues, Marvila parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's expansive 39 m² living/dining area seamlessly integrates with a balcony, enhancing the living experience with an abundance of natural light and scenic Tagus views.
The valuation. The asking price of €985,000 is €125,269 (14.6%) above the fair value of €859,731, indicating a property priced fairly in the current market. Buy-to-flip angle. The plan to leverage the high-end finishes and contemporary design can yield significant returns through resale within a strategic timeframe. Buy-to-let angle. With an estimated gross yield of 2.9%, this property can generate about €2,380 per month, making it a viable long-term rental investment for families in the Lisbon area.
Fair value modelled at €859,731 from 6 comparable sales in the area. Asking €985,000 sits €125,269 (14.6%) above — overpriced versus fair value.
Asking €985,000 versus the rua Celeste Rodrigues area baseline of €764,044 (€4,867/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €764,044, adjusted for condition and micro-location, gives a modelled fair value of €859,731 (€5,476/m²), a €125,269 (14.6%) gap versus the €985,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Celeste Rodrigues | Subject | €985,000 | €6,274 | — | 91 | 84 |
| rua Cidade de Bissau, 47 | Active | €619,000 | €5,158 | 17.8% | 78 | 80 |
| Olivais · 9116ac | Active | €479,000 | €4,790 | 23.7% | 72 | 80 |
| Penha de França · 1e624a | Active | €498,000 | €4,116 | 34.4% | — | 81 |
| Parque das Nações · c83a15 | Active | €630,000 | €7,500 | 19.5% | 75 | 80 |
| Median comp | €558,500 | €4,974 | 20.7% | 75 | 80 |
Long-term rental This property offers a gross yield of 2.9%, which may not be ideal for long-term rental investors seeking higher returns. However, with a fair value of €859,731 and a slightly inflated listing price of €985,000, this investment aligns closely with the market standard, making it a stable option in a desirable area. Buy-and-hold Investing in this apartment at the current asking price provides a moderately appealing buy-and-hold strategy, given the fair valuation at €859,731. The potential for property appreciation in the Lisbon metropolitan area, combined with solid tenant quality indicated by neighborhood ratings, suggests it can serve as a reliable long-term asset despite the marginal overpricing. Family rental This apartment may be suitable for family rental, but the gross yield of 2.9% suggests that returns might not be as competitive for this investment strategy. Given the fair market value of €859,731, the property is reasonable for families looking for quality housing in a desirable neighborhood with solid amenities, though the listing is slightly elevated. Student housing Not ideal for student housing, this property does not cater to the price sensitivity often found in that market segment. With the current valuation being fair, it may not attract the budget-conscious demographic typically associated with student renting needs.
Potential Economic Downturn The economic stability score of 85/100, while strong, suggests that even slight fluctuations could impact tenant stability which is already at 80/100, potentially leading to increased vacancy rates or reduced 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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