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, 1-bathroom apartment of 50 m², built in 1991, energy rating D. Located on rua José Augusto Gouveia, Santo António dos Cavaleiros e Frielas parish, Loures municipality, Lisbon district. Unique Feature: The apartment includes a storage room on the lower floor, providing additional space for belongings, while its mixed flooring and partial renovations reflect a blend of vintage and modern aesthetics.
The valuation. The asking price of €245,000 sits 2.7% above the fair value of €238,613, indicating the property is priced right but offers little negotiation room.
Fair value modelled at €238,613 from 6 comparable sales in the area. Asking €245,000 sits €6,387 (2.7%) above — overpriced versus fair value.
Asking €245,000 versus the rua José Augusto Gouveia area baseline of €209,605 (€4,192/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €209,605, adjusted for condition and micro-location, gives a modelled fair value of €238,613 (€4,772/m²), a €6,387 (2.7%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Augusto Gouveia | Subject | €245,000 | €4,900 | — | 64 | 73 |
| rua João Fandango | Active | €350,000 | €4,795 | 2.2% | 63 | 74 |
| Santa Clara · dee657 | Active | €350,000 | €5,833 | 19.0% | 70 | 76 |
| Santo António dos Cavaleiros e Frielas · ac99a2 | Active | €260,000 | €3,881 | 20.8% | 73 | 73 |
| rua Dona Filipa de Lencastre | Active | €249,900 | €4,806 | 1.9% | 68 | 78 |
| Median comp | €305,000 | €4,801 | 2.0% | 69 | 75 |
Long-term rental This 1-bed apartment offers a gross yield of 4%, suggesting it could be a stable long-term rental investment. The proximity to Lisbon provides consistent housing demand, making this property an attractive option in a fair market. Family rental With a neighbourhood score of 73/100, the location is suitable for families, offering reasonable access to schools and amenities. This property could cater well to families looking for suburban living while being close to the urban centre, represented within the fair valuation. Buy-and-hold Holding this property could provide steady income given its fair valuation and decent yield potential of 4%. Given the property’s suburban characteristics and proximity to Lisbon, it retains the potential for value appreciation over time while remaining fairly priced. Not ideal for luxury market This property does not fit the luxury market as evidenced by its overall condition rating of 70/100, which aligns more with standard housing options. Consequently, investment in luxury developments would be misplaced in this setting, as it remains at a fair price relative to its perceived value. Not ideal for student housing The property may not attract student tenants due to its suburban nature and family-oriented neighbourhood, which may not align with the typical student lifestyle. Therefore, even though it is valued fairly, it is not strategically placed for targeting this demographic. Not ideal for short-term vacation rental With its suburban characteristics, this apartment is not well-suited for the short-term vacation rental market as it lacks the immediate appeal of urban hotspots. Although it is priced fairly, the demand for vacation rentals is likely to be lower in this area.
[Tenant turnover risk] With a tenant stability score of 60/100, the property may face higher turnover rates, potentially leading to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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