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 65 m² on the 3rd floor, built in 1992, energy rating D. Located on rua Tomás Alcaide, 48, Marvila parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high ceilings and arched doorways that enhance its character, alongside significant dark wood built-in wardrobes providing ample storage space.
The valuation. The asking price of €330,000 sits €60,402 (22.4%) above the fair value of €269,598, indicating the property is overpriced.
Fair value modelled at €269,598 from 6 comparable sales in the area. Asking €330,000 sits €60,402 (22.4%) above — overpriced versus fair value.
Asking €330,000 versus the rua Tomás Alcaide, 48 area baseline of €277,282 (€4,266/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €277,282, adjusted for condition and micro-location, gives a modelled fair value of €269,598 (€4,148/m²), a €60,402 (22.4%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tomás Alcaide, 48 | Subject | €330,000 | €5,077 | — | 60 | 76 |
| rua Cândido de Oliveira, 17 | Active | €285,000 | €4,014 | 20.9% | — | 71 |
| Olivais · f5ea54 | Active | €325,000 | €4,333 | 14.6% | 64 | 79 |
| avenida João Paulo II, 5 | Active | €342,500 | €4,281 | 15.7% | — | 80 |
| rua Cidade da Beira, 368 | Active | €430,000 | €3,739 | 26.4% | 70 | 77 |
| Median comp | €333,750 | €4,148 | 18.3% | 67 | 78 |
Long-term rental The property is priced at €330,000, which is 22.4% higher than the fair value of €269,598, indicating it is overpriced. With a gross yield of 4.3%, long-term rental could provide steady cash flow, but the elevated price raises concerns about long-term profitability. Buy-and-hold With an asking price of €330,000 compared to a fair value of €269,598, the property is overpriced by 22.4%. While the location's infrastructure is attractive to families and professionals, the high entry price may limit future appreciation potential. Family rental The listing price of €330,000 exceeds the fair value by 22.4%, rendering the property overpriced. Although the neighborhood is appealing for family rentals due to its amenities and commuter access, the high price could deter prospective tenants seeking value.
Tenant turnover risk High tenant turnover may occur due to the relatively lower tenant stability score of 70/100, potentially impacting rental income continuity.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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