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.
3-bedroom, 1-bathroom apartment of 72 m² on the 1st floor, built in 1982, energy rating E. Located on rua Alberto de Oliveira, Alvalade parish, Lisbon municipality, Lisbon district. Noteworthy Features: This mid-century apartment retains original herringbone parquet flooring, enhancing its charm, but requires substantial renovations due to deferred maintenance, particularly in the kitchen and living areas.
The valuation. The asking price of €530,000 is significantly above the fair value of €400,200, representing an overpricing of €129,800 (32.4%). This discrepancy indicates a potential misalignment between market expectations and the property's actual worth.
Fair value modelled at €400,200 from 6 comparable sales in the area. Asking €530,000 sits €129,800 (32.4%) above — overpriced versus fair value.
Asking €530,000 versus the rua Alberto de Oliveira area baseline of €401,341 (€5,574/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 is below the parish average, reducing 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 €401,341, adjusted for condition and micro-location, gives a modelled fair value of €400,200 (€5,558/m²), a €129,800 (32.4%) gap versus the €530,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alberto de Oliveira | Subject | €530,000 | €7,361 | — | 44 | 79 |
| Areeiro · 49b6d2 | Active | €445,000 | €4,045 | 45.0% | 42 | 83 |
| Arroios · 13388a | Active | €545,000 | €5,450 | 26.0% | — | 81 |
| rua Afonso Álvares, 5 | Active | €370,000 | €3,978 | 46.0% | 40 | 75 |
| rua Jacinto Nunes, 5 | Active | €435,000 | €5,878 | 20.1% | 45 | 82 |
| Median comp | €440,000 | €4,748 | 35.5% | 42 | 82 |
Long-term rental This property is overpriced by 32.4% compared to its fair value, which significantly limits its potential for long-term rental profitability. With a low yield of 3.3% and a condition score of 44/100, the investment does not align with financial goals for sustainable income. Buy-and-hold Given that the property is priced well above its fair value, it does not present a favorable opportunity for a buy-and-hold investment strategy. The 3.3% gross yield combined with a substantial gap from fair value suggests that capital appreciation may be hindered in this case. Family rental As the property is overpriced, attracting families for long-term rental may prove challenging, given the competitive market with better valuations available. The subpar condition rating of 44/100 further complicates its appeal to families seeking comfortable living spaces in desirable areas.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of increased turnover, which could lead to vacancy periods and impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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