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, 2-bathroom apartment of 79 m², built in 1950, energy rating D. Located on avenida João XXI, Areeiro parish, Lisbon municipality, Lisbon district. This apartment features a spacious private terrace ideal for outdoor gatherings and is situated on the top floor, ensuring panoramic views and enhanced privacy.
The valuation. The asking price of €675,000 is significantly above the fair value of €369,766, indicating an overvaluation of €305,234 (45.2%). This suggests that potential investors may need to reassess their expectations regarding future returns.
Fair value modelled at €369,766 from the area baseline, adjusted for condition and location. Asking €675,000 sits €305,234 (45.2%) above — overpriced versus fair value.
Asking €675,000 versus the avenida João XXI area baseline of €376,909 (€4,771/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 90). Strong amenities and housing-market momentum support a premium to baseline.
avenida João XXI
Area baseline €376,909 + condition +€8,888 + location +€49,776 = modelled fair value of €369,766 (€4,681/m²), a €305,234 (45.2%) gap versus the €675,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João XXI | Subject | €675,000 | €8,544 | — | 80 | 90 |
| rua Bernardim Ribeiro S / N | Active | €750,000 | €7,143 | 16.4% | 80 | 83 |
| avenida Almirante Reis | Active | €595,000 | €4,837 | 43.4% | 78 | 80 |
| rua Mirante | Active | €449,000 | €4,989 | 41.6% | 78 | 81 |
| rua do Mirante | Active | €449,000 | €5,221 | 38.9% | 80 | 82 |
| Median comp | €522,000 | €5,105 | 40.3% | 79 | 82 |
Long-term rental The property in Areeiro is overpriced, with a listing price of €675,000 significantly exceeding the fair value of €369,766, resulting in a 45.2% gap. Although the area has a high safety rating and good schools, the gross yield of 2.5% suggests limited rental return potential, making it less attractive for long-term rental investment. Buy-and-hold With its current listing price exceeding fair value by 45.2%, this apartment represents an overpriced asset for a buy-and-hold strategy despite its good condition rating of 82/100. The strong appeal of the Areeiro neighborhood might offer price appreciation down the line, but the current valuation does not support an immediate investment. Luxury market While the Areeiro neighborhood boasts a vibrant lifestyle, the listed price of €675,000 places this property in an overpriced category, detached from its fair value of €369,766. Although the high condition rating of 82/100 adds some allure, the expected market dynamics do not justify this elevated price point for luxury investment. Not ideal for: Short-term vacation rental, Agricultural investment, Warehouse development
Economic Dependency Risk: Despite a high economic stability score of 90/100, reliance on a few major industries can lead to vulnerability if economic conditions shift unexpectedly.
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