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 63 m² on the 2nd floor, energy rating D. Located on rua Tomás da Anunciação, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features ornate ceiling medallions that reflect its traditional character and polished hardwood floors that enhance its aesthetic appeal while ensuring comfort underfoot.
The valuation. The asking price of €489,500 sits €66,159 (15.6%) above the fair value of €423,341, indicating that the property is overpriced relative to market standards.
Fair value modelled at €423,341 from 6 comparable sales in the area. Asking €489,500 sits €66,159 (15.6%) above — overpriced versus fair value.
Asking €489,500 versus the rua Tomás da Anunciação area baseline of €410,535 (€6,516/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €410,535, adjusted for condition and micro-location, gives a modelled fair value of €423,341 (€6,720/m²), a €66,159 (15.6%) gap versus the €489,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tomás da Anunciação | Subject | €489,500 | €7,770 | — | 78 | 89 |
| travessa Santo António À Graça | Active | €422,500 | €5,633 | 27.5% | 75 | 91 |
| Santa Maria Maior · 420007 | Active | €595,000 | €7,256 | 6.6% | 75 | 86 |
| Arroios · 87510a | Active | €430,000 | €7,167 | 7.8% | 74 | 84 |
| avenida Almirante Reis | Active | €545,000 | €5,860 | 24.6% | 74 | 81 |
| Median comp | €487,500 | €6,514 | 16.2% | 75 | 85 |
Long-term rental Given the property’s gross yield of 3.2% and a fair value gap of 15.6%, this investment in a prime Lisbon area is not ideal as it is overpriced compared to its intrinsic value of €423,341. The high demand for housing in a well-rated neighborhood may be attractive, but the purchase price does not justify the expected rental income relative to competitive options. Short-term vacation rental While short-term rentals may benefit from the property's proximity to tourism hotspots, the 15.6% gap from fair value indicates an overpriced asset that could restrict profitability. At a gross yield of just 3.2%, expectations for short-term rental returns may fall short against the high purchase price of €489,500. Luxury market Entering the luxury market with this property appears detrimental, as its listing price of €489,500 exceeds fair market value by 15.6%, indicating it is overpriced. The attractive neighborhood score of 89/100 may allure buyers, yet the inflated price diminishes its appeal in a competitive luxury segment, affecting future resale potential. Not ideal for: Student housing While Campo de Ourique is a vibrant neighborhood, the property’s high price makes it an unsuitable candidate for student housing, which typically requires more affordable options. The potential yield, coupled with the property’s condition rating of 77/100, does not align well with the needs of student tenants seeking value.
Economic downturn risk A potential economic downturn could impact tenant stability, decreasing the score from 85/100 to 75/100, affecting rental income.
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