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.
4-bedroom, 3-bathroom apartment of 330 m², built in 1994, energy rating C. Located on avenida João XXI, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts an indoor heated pool and occupies a prestigious location in the iconic Via Veneto building on Av. João XXI, enhancing its exclusivity and appeal. Valuation Verdict: The property requires some adaptation to current tastes but holds immense potential for customization and appreciation.
The valuation. The asking price of €1,850,000 is significantly above the fair value of €1,471,037, indicating an overvaluation of €378,963 (20.5%). This property is priced unfavorably compared to its assessed worth.
Fair value modelled at €1,471,037 from the area baseline, adjusted for condition and location. Asking €1,850,000 sits €378,963 (20.5%) above — overpriced versus fair value.
Asking €1,850,000 versus the avenida João XXI area baseline of €1,651,320 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida João XXI
Area baseline €1,651,320 + condition +€5,156 + location +€166,341 = modelled fair value of €1,471,037 (€4,458/m²), a €378,963 (20.5%) gap versus the €1,850,000 asking price.
Long-term rental This property presents a yield of 2.5%, which is below the market average for long-term rentals in Lisbon, indicating it may not align well with investor expectations. Additionally, with a fair value of €1,471,037 versus the listing price of €1,850,000, the property is overpriced by 20.5%, diminishing its attractiveness for this strategy. Short-term vacation rental While the property's location in Areeiro offers a vibrant atmosphere for short-term vacation rentals, the premium price of €1,850,000 compared to a fair value of €1,471,037 signals that it is overpriced by 20.5%. This could hinder the potential return on investment for short-term rental operators, given the current yield of just 2.5%. Luxury market Though the property features ample space and a desirable central location, its listing price of €1,850,000 reflects a 20.5% premium over the fair value of €1,471,037, categorizing it as overpriced. Such pricing in the luxury market may limit its appeal to high-end buyers who expect a more favorable value proposition. Not ideal for: Student housing, Agricultural investment, Manufacturing investment This property is unsuitable for student housing due to its overpricing and lack of amenities tailored for that demographic. Moreover, agricultural and manufacturing investments are irrelevant given the urban setting and focus on premium residential offerings.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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