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 225 m², built in 1992, energy rating D. Located on avenida João XXI, 70A 70D, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property includes a private marquee in the suite and a versatile balcony accessible from the spacious living room, enhancing both comfort and outdoor enjoyment.
The valuation. The asking price of €1,220,000 is significantly above the fair value of €1,018,420, indicating an overpricing of €201,580 (16.5%). This discrepancy suggests caution for potential investors.
Fair value modelled at €1,018,420 from the area baseline, adjusted for condition and location. Asking €1,220,000 sits €201,580 (16.5%) above — overpriced versus fair value.
Asking €1,220,000 versus the avenida João XXI, 70A 70D area baseline of €1,125,900 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida João XXI, 70A 70D
Area baseline €1,125,900 + condition +€22,500 + location +€109,870 = modelled fair value of €1,018,420 (€4,526/m²), a €201,580 (16.5%) gap versus the €1,220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João XXI, 70A 70D | Subject | €1,220,000 | €5,422 | — | 78 | 81 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 5.4% | 78 | 88 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 22.0% | 70 | 80 |
| largo Calouste Gulbenkian, 5 | Active | €480,000 | €5,517 | 1.8% | 75 | 82 |
| avenida João Crisóstomo | Active | €818,000 | €6,292 | 16.0% | 74 | 91 |
| Median comp | €647,000 | €5,323 | 1.8% | 75 | 85 |
Long-term rental Despite the high demand for housing near Lisbon, the current price of €1,220,000 represents a 16.5% premium over its fair value of €1,018,420, making this investment less attractive. With a gross yield of only 3%, the potential returns are insufficient to justify the mark-up, indicating that this property is overpriced. Family rental While the property is situated in an area with decent amenities and tenant quality, its listing price exceeds fair value by 16.5%, thus limiting its investment appeal for family rentals. The yield of 3% does not provide adequate compensation for entering this overpriced segment of the market. Buy-and-hold Investing in this property with a buy-and-hold strategy may not be prudent due to the substantial 16.5% gap from its fair value, suggesting it is overpriced. The current yield of 3% and overall condition do not align with the long-term appreciation potential expected in a buy-and-hold scenario. Short-term vacation rental Given the pricing of €1,220,000, this property is not ideal for a short-term vacation rental strategy due to its overpriced nature and unattractive yield of 3%. The competition and market dynamics in the area further dilute the attractiveness for this segment. Student housing The property’s valuation is too high for a student housing strategy, with a listing price that is 16.5% above the fair value and a yield that fails to entice. Given the market dynamics and pricing, this option is not viable for the intended investment objectives.
Tenant turnover risk High tenant turnover, indicated by a tenant stability score of 75/100, could lead to increased vacancy rates and costs associated with finding new tenants.
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