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 €582,062 (€4,771/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 €582,062 + 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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
