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, 4-bathroom duplex of 300 m². Located on praça de Londres Apresentamos, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property features triple-glazed windows for enhanced sound insulation and energy efficiency, along with a dedicated parking space, a rare find in central Lisbon.
The valuation. The asking price of €1,950,000 is substantially above the fair value of €1,393,747, resulting in an overvaluation of €556,253 (28.5%). This property is overpriced, creating a significant barrier for potential investors seeking value.
Fair value modelled at €1,393,747 from the area baseline, adjusted for condition and location. Asking €1,950,000 sits €556,253 (28.5%) above — overpriced versus fair value.
Asking €1,950,000 versus the praça de Londres Apresentamos area baseline of €1,501,200 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 87/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
praça de Londres Apresentamos
Area baseline €1,501,200 + condition +€37,500 + location +€174,847 = modelled fair value of €1,393,747 (€4,646/m²), a €556,253 (28.5%) gap versus the €1,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Londres Apresentamos | Subject | €1,950,000 | €6,500 | — | 82 | 87 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 23.6% | 78 | 83 |
| avenida da Liberdade, 2 | Active | €3,180,000 | €9,381 | 44.3% | 80 | 85 |
| Areeiro · 25f8d9 | Active | €1,150,000 | €6,053 | 6.9% | 74 | 80 |
| rua da Sociedade Farmacêutica, 68 | Active | €1,350,000 | €8,036 | 23.6% | 75 | 90 |
| Median comp | €1,350,000 | €8,036 | 23.6% | 77 | 84 |
Long-term rental The 4-bed duplex in Areeiro, priced at €1,950,000, is significantly overpriced compared to its fair value of €1,393,747, leaving a gap of 28.5%. With a gross yield of only 1.7%, this investment lacks the potential to deliver attractive long-term returns. Short-term vacation rental Despite the appealing location and amenities, the 1.7% gross yield indicates that the property is overpriced at €1,950,000, far exceeding its fair value of €1,393,747. This high price point may deter short-term rentals, which are typically sensitive to neighborhood pricing. Buy-and-hold Investing in this duplex as a buy-and-hold strategy appears unattractive due to its 28.5% premium over the fair value of €1,393,747. The current gross yield of 1.7% further reinforces that this property is overpriced, making it a less viable option for long-term appreciation. Not ideal for: Student housing
Potential tenant churn The tenant stability score of 80/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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