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, 2-bathroom apartment of 122 m², built in 1948, energy rating D. Located on praça de Londres, 4, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts extraordinary brightness with large windows and has a dedicated parking space at the rear of the building for added convenience.
The valuation. The asking price of €860,000 is substantially above the fair value of €552,844, indicating an excess of €307,156 (35.7%). This property is considered overpriced. Buy-to-flip angle. A resale strategy could focus on modernizing the apartment further to attract buyers willing to pay a premium, aiming for a swift turnover. Buy-to-let angle. The estimated rental income of €1,505/month yields a modest 2.1%, appealing to long-term tenants drawn to the upscale features and central location.
Fair value modelled at €552,844 from the area baseline, adjusted for condition and location. Asking €860,000 sits €307,156 (35.7%) above — overpriced versus fair value.
Asking €860,000 versus the praça de Londres, 4 area baseline of €480,436 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
praça de Londres, 4
Area baseline €480,436 + condition +€5,147 + location +€67,261 = modelled fair value of €552,844 (€4,532/m²), a €307,156 (35.7%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Londres, 4 | Subject | €860,000 | €7,049 | — | 74 | 85 |
| Santa Maria Maior · 96c721 | Active | €1,150,000 | €9,426 | 33.7% | 72 | 82 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 30.8% | 80 | 78 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 1.2% | 78 | 81 |
| Alvalade · 001685 | Active | €1,090,000 | €7,032 | 0.2% | 75 | 84 |
| Median comp | €837,500 | €6,998 | 0.7% | 77 | 82 |
Long-term rental Given the high demand in the Areeiro neighborhood, securing long-term tenants may present a challenge due to the high listing price of €860,000, which is 35.7% above its fair value. The gross yield of 2.1% is unappealing compared to the market average, indicating the potential for lower returns on this investment. Short-term vacation rental While the property enjoys a well-rated neighborhood and central location, its overpriced status at €860,000 diminishes its attractiveness as a short-term vacation rental investment. The yield of 2.1% suggests that the premium demands associated with vacation rentals may not adequately compensate for the property's inflated pricing. Buy-and-hold Investing in this property as a buy-and-hold strategy is tempered by its €860,000 price tag, which exceeds the fair market value by 35.7%. Although the neighborhood is appealing, the low yield and high entry cost could limit the potential for significant long-term appreciation.
Potential tenant turnover risk With a tenant stability score of 80/100, there is a moderate risk of tenant turnover, which can affect cash flow if vacancies arise.
