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, 1-bathroom apartment of 91 m² on the 11th floor, built in 1999, energy rating C. Located on azinhaga da Cidade, 28, Santa Clara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a panoramic view of Parque Oeste and is equipped with modern appliances from LG, Whirlpool, and AEG, some still under warranty.
The valuation. The asking price of €460,000 sits below the fair value of €507,424, indicating a difference of €47,424 (9.3%). The valuation is thus regarded as fair.
Fair value modelled at €507,424 from 6 comparable sales in the area. Asking €460,000 sits €47,424 (9.3%) below — the upside to fair value.
Asking €460,000 versus the azinhaga da Cidade, 28 area baseline of €462,700 (€5,085/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €462,700, adjusted for condition and micro-location, gives a modelled fair value of €507,424 (€5,576/m²), a €47,424 (9.3%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| azinhaga da Cidade, 28 | Subject | €460,000 | €5,055 | — | 72 | 79 |
| alameda António Sérgio, 8 | Active | €396,000 | €4,400 | 13.0% | 73 | 75 |
| avenida de Roma, 97 | Active | €525,000 | €6,176 | 22.2% | 72 | 81 |
| rua Conselheiro José Silvestre Ribeiro | Active | €449,000 | €5,613 | 11.0% | 72 | 80 |
| rua José Cardoso Pires, 8 | Active | €399,000 | €5,868 | 16.1% | 76 | 79 |
| Median comp | €424,000 | €5,741 | 13.6% | 73 | 80 |
Long-term rental The 2-bed apartment in Santa Clara offers a gross yield of 3.1%, which aligns with the area's rental market demands. While the current listing price is fair compared to its fair value, potential investors should assess whether the yield meets their long-term financial goals. Family rental With a neighborhood score of 79/100, this apartment is situated in a suburb with good amenities and schools, making it an attractive option for families. However, with a fair valuation rather than an attractive deal, buyers should consider if the property meets their family's needs without overextending financially. Buy-and-hold The apartment's proximity to Lisbon's job market enhances its investment appeal, supporting a stable tenant base. Given that the property is listed at a fair value, investors should prepare for modest appreciation potential while holding it as a long-term asset in a developing area.
Economic downturn impact The property may experience declining rental income in the event of an economic downturn, despite both economic and tenant stability scores being 80/100, indicating a potential vulnerability to market shifts.
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