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.
6-bedroom, 2-bathroom apartment of 208 m², built in 1948, energy rating E. Located on avenida Almirante Reis, Areeiro parish, Lisbon municipality, Lisbon district. Original marble floors preserved enrich the apartment's historical charm, while the artistic tile panel from Viúva Lamego in the kitchen adds a unique cultural touch to daily life.
The valuation. The asking price of €997,000 exceeds the fair value of €973,613 by €23,387 (2.3%), classifying it as overpriced. This suggests that potential buyers may need to negotiate to align with market expectations.
Fair value modelled at €973,613 from the area baseline, adjusted for condition and location. Asking €997,000 sits €23,387 (2.3%) above — overpriced versus fair value.
Asking €997,000 versus the avenida Almirante Reis area baseline of €819,104 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 92/100 (Housing Market 97 · Amenities 98 · Economic 95 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis
Area baseline €819,104 + condition +€16,900 + location +€137,609 = modelled fair value of €973,613 (€4,681/m²), a €23,387 (2.3%) gap versus the €997,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €997,000 | €4,793 | — | 78 | 92 |
| rua Leite de Vasconcelos, 49 | Active | €859,000 | €5,471 | 14.1% | 74 | 80 |
| Arroios · 3898b6 | Active | €1,665,000 | €7,085 | 47.8% | 80 | 85 |
| avenida Almirante Gago Coutinho | Active | €750,000 | €5,102 | 6.4% | 75 | 80 |
| Arroios · 6d5569 | Active | €970,000 | €6,340 | 32.3% | 70 | 84 |
| Median comp | €914,500 | €5,906 | 23.2% | 75 | 82 |
Long-term rental The property’s yield of 2.7% gross indicates that it may not generate sufficient cash flow relative to its purchase price of €997,000, which is 2.3% above its fair value of €973,613. Additionally, while the neighbourhood rating of 92/100 suggests a desirable location for tenants, the gap between listing and fair value makes this a less attractive long-term investment. Buy-and-hold Given the current listing price is 2.3% above its fair value, the property does not present a compelling buy-and-hold opportunity, even with the apartment’s solid condition rating of 80/100. The high tenant quality in a well-rated area can provide stability, but the premium price makes long-term appreciation less certain. Luxury market Priced at €997,000, this apartment's valuation is out of step with its fair value, presenting challenges for entry into the luxury market segment. Although the neighbourhood boasts a high rating of 92/100 and significant demand, the property’s overpriced status suggests that it may not yield the returns sought in luxury investments.
Potential Tenant Turnover Risk The tenant stability score of 85/100 indicates a moderate risk of turnover, which could affect rental income consistency during potential vacancies or re-leasing periods.
