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, 3-bathroom apartment of 94 m² on the 1st floor, energy rating E. Located on rua do Cruzeiro, 162, Ajuda parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a sophisticated 33m² private terrace with a wooden pergola, synthetic grass, and automatic irrigation, perfect for outdoor relaxation and entertaining. Location Benefits: Steps away from historical landmarks like the Jerónimos Monastery and National Palace of Ajuda, enhancing the cultural living experience.**
The valuation. The asking price of €580,000 is €61,508 (11.9%) above the fair value of €518,492, indicating that the property is overpriced. This disparity suggests caution for potential investors seeking a fair market entry point.
Fair value modelled at €518,492 from 5 comparable sales in the area. Asking €580,000 sits €61,508 (11.9%) above — overpriced versus fair value.
Asking €580,000 versus the rua do Cruzeiro, 162 area baseline of €398,392 (€4,238/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €398,392, adjusted for condition and micro-location, gives a modelled fair value of €518,492 (€5,516/m²), a €61,508 (11.9%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Cruzeiro, 162 | Subject | €580,000 | €6,170 | — | 88 | 78 |
| rua da Cruz a Alcântara S / N | Active | €498,000 | €4,980 | 19.3% | 78 | 80 |
| rua da Praia de Pedrouços, 70B | Active | €665,000 | €10,231 | 65.8% | 87 | 76 |
| largo da Paz | Active | €695,000 | €5,516 | 10.6% | 75 | 72 |
| rua da Cruz a Alcântara S / N | Active | €515,000 | €5,150 | 16.5% | 75 | 80 |
| Median comp | €590,000 | €5,333 | 13.6% | 77 | 78 |
Long-term rental The 2-bed apartment in Ajuda, listed at €580,000, presents a yield of only 2.4% gross, indicating it does not align with attractive long-term rental investment criteria. Given that the property's fair value is €518,492 and is deemed overpriced by 11.9%, it lacks the financial appeal needed for sustained rental profitability. Buy-and-hold Investing in this apartment with its current listing price may hinder risk-adjusted returns over the long term, as the gap from fair value suggests potential downward pressure on appreciation. The property’s condition score of 82/100 offers a reasonable upkeep level, but its overall overpriced status diminishes the attractiveness of a hold strategy. Family rental While this apartment's urban setting in Ajuda provides good public transport and livability, its overpriced nature at €580,000 limits cash flow potential for family rental purposes. The neighbourhood score of 78/100 supports decent tenant quality, yet the price gap to fair value indicates a riskier investment for this demographic segment.
Tenant turnover risk With a tenant stability score of 75/100, there is a significant likelihood of tenant turnover that could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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