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.
7-bedroom, 3-bathroom apartment of 198 m², built in 1950, energy rating D. Located on avenida João, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts exquisite Lioz stone flooring in the entry hall, and offers direct access to the lush Jardim Fernando Pessa from its rear entrance, enhancing urban living experience.
The valuation. The asking price of €947,000 is €105,014 (11.1%) above the fair value of €841,986, indicating that the property is overpriced. This discrepancy suggests a potential risk for buyers looking for immediate returns.
Fair value modelled at €841,986 from the area baseline, adjusted for condition and location. Asking €947,000 sits €105,014 (11.1%) above — overpriced versus fair value.
Asking €947,000 versus the avenida João area baseline of €779,724 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 50 · Materials 60 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
avenida João
Area baseline €779,724 + condition -€62,494 + location +€124,756 = modelled fair value of €841,986 (€4,252/m²), a €105,014 (11.1%) gap versus the €947,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João | Subject | €947,000 | €4,783 | — | 50 | 90 |
| avenida dos Estados Unidos da América | Active | €965,000 | €4,406 | 7.9% | 48 | 73 |
| Arroios · 6d5569 | Active | €970,000 | €6,340 | 32.6% | 70 | 84 |
| praça de Alvalade | Active | €1,150,000 | €4,600 | 3.8% | 50 | 80 |
| rua Morais Soares, 61 | Active | €550,000 | €5,729 | 19.8% | 70 | 81 |
| Median comp | €967,500 | €5,165 | 8.0% | 60 | 81 |
Long-term rental The property is overpriced at €947,000 compared to a fair value of €841,986, representing a gap of 11.1%. With a gross yield of only 3%, it does not provide sufficient return for long-term rental investors. Short-term vacation rental At a listing price of €947,000, the property is above its fair market value, which could deter potential short-term vacation rental guests seeking value. The current yield of 3% further emphasizes its overpriced nature, limiting profitability in a competitive market. Luxury market Positioning this 7-bed apartment in the luxury market is challenging given its overpriced listing of €947,000 versus a fair value of €841,986. With a neighborhood score of 90/100 and a condition score of 55/100, this property lacks the upscale appeal required for high-end buyers while still demanding a premium price. Not ideal for student housing Given the average condition score of 55/100, this property is not suitable for student housing despite its prime location in Areeiro. The excessive price of €947,000 means it won't attract the budget-conscious student demographic, even in a well-rated neighborhood.
Economic Dependence Risk: Despite a high economic stability score of 90/100, any downturn could impact rental income due to reliance on the local economy, suggesting potential vulnerability to market fluctuations.
