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 130 m², built in 1977, energy rating E. Located on avenida João Crisóstomo, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers unobstructed views of Lisbon and is located in a premium area with high potential for appreciation due to nearby educational institutions and amenities.
The valuation. The asking price of €818,000 sits significantly above the fair value of €597,523, indicating an overvaluation of €220,477 (27.0%). This high asking price does not align with the market's current conditions.
Fair value modelled at €597,523 from the area baseline, adjusted for condition and location. Asking €818,000 sits €220,477 (27.0%) above — overpriced versus fair value.
Asking €818,000 versus the avenida João Crisóstomo area baseline of €620,230 (€4,771/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 91/100 (Housing Market 95 · Amenities 90 · Economic 92 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
avenida João Crisóstomo
Area baseline €620,230 + condition +€1,625 + location +€83,958 = modelled fair value of €597,523 (€4,596/m²), a €220,477 (27.0%) gap versus the €818,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João Crisóstomo | Subject | €818,000 | €6,292 | — | 74 | 91 |
| largo Calouste Gulbenkian, 5 | Active | €480,000 | €5,517 | 12.3% | 75 | 82 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 18.5% | 78 | 88 |
| Penha de França · ba57f4 | Active | €499,900 | €6,249 | 0.7% | 75 | 87 |
| avenida Barbosa Du Bocage | Active | €549,000 | €3,978 | 36.8% | — | 93 |
| Median comp | €524,450 | €5,323 | 15.4% | 75 | 88 |
Long-term rental The property is overpriced at €818,000, significantly above its fair value of €597,523, suggesting that it would not generate an attractive yield of 2.9% in a long-term rental strategy. Given the high gap of 27.0%, investors may face challenges in achieving solid returns in the current market environment. Short-term vacation rental With a gross yield of 2.9%, the property does not align with potential returns typically expected in the short-term vacation rental market, especially considering its overpricing at €818,000. The 27.0% gap from fair value indicates that profitability could be significantly hindered. Buy-and-hold As an investment for a buy-and-hold strategy, the property appears overpriced at €818,000, compared to a fair value of €597,523, and this discrepancy could limit capital appreciation over time. The 27.0% gap against fair value raises concerns about the long-term viability of holding this asset in a growing market. Not ideal for agricultural development Given its urban setting in central Lisbon and lack of agricultural capabilities, the property is not suitable for a development strategy focused on agricultural use. The extensive urbanization and zoning limitations in Areeiro do not support agricultural viability. Not ideal for renewal projects Though it has a decent condition rating of 76/100, the property is overpriced, which diminishes its potential for profitable renewal projects. Such a high valuation limits the scope for renovations that would yield a reasonable return on investment.
Economic Dependence Risk The high economic stability score of 92/100 indicates a strong economy; however, reliance on this single metric could mask vulnerabilities, as unforeseen economic downturns may impact tenant stability (85/100).
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