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.
5-bedroom, 4-bathroom house of 154 m², energy rating E. Located on rua Tomás Borba, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: This fully remodeled home includes a 20m² terrace with city views, and unique wood accents throughout, enhancing its charm and character.**
The valuation. The asking price of €1,600,000 is significantly above the fair value of €719,125, making it overpriced by €880,875 (55.1%). This discrepancy indicates a misalignment with market expectations and financial prudence.
Fair value modelled at €719,125 from the area baseline, adjusted for condition and location. Asking €1,600,000 sits €880,875 (55.1%) above — overpriced versus fair value.
Asking €1,600,000 versus the rua Tomás Borba area baseline of €770,616 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · 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 85). Strong amenities and housing-market momentum support a premium to baseline.
rua Tomás Borba
Area baseline €770,616 + condition +€15,641 + location +€97,032 = modelled fair value of €719,125 (€4,670/m²), a €880,875 (55.1%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tomás Borba | Subject | €1,600,000 | €10,390 | — | 78 | 90 |
| Santa Maria Maior · 23f496 | Active | €4,387,500 | €7,313 | 29.6% | 75 | 92 |
| arco do Cego | Active | €1,300,000 | €6,404 | 38.4% | 78 | 83 |
| Alvalade · 001b89 | Active | €1,450,000 | €7,360 | 29.2% | 70 | 75 |
| rua Carlos da Maia | Active | €2,490,000 | €8,706 | 16.2% | 80 | 81 |
| Median comp | €1,970,000 | €7,337 | 29.4% | 77 | 82 |
Long-term rental The property’s pricing at €1,600,000, which represents a substantial 55.1% gap compared to the fair value of €719,125, suggests it is overpriced for long-term rental investments. With a gross yield of only 2.5%, the viability of this strategy in such a central but overvalued location seems significantly diminished. Short-term vacation rental Given the property’s high price tag and the fair value assessment indicating a 55.1% overpricing, pursuing a short-term vacation rental strategy may not be viable. Even with a rewarding neighbourhood rating of 90/100, the yield remains unattractive, suggesting limited profit potential in an overpriced market. Luxury market While the property is positioned in a desirable location in Areeiro, the fair value indicates a 55.1% overpricing, making it less appealing in the luxury market segment. Potential buyers may be deterred by the low yield of just 2.5%, which does not align with the expectations for luxury real estate investments. Not ideal for student housing With student housing preferences typically leaning towards affordability, this property’s overpriced status at €1,600,000 renders it an unsuitable option for attracting this demographic. The significant gap versus fair value indicates that students seeking rental accommodations will likely divert their attention to more economically feasible alternatives.
Economic Downturn Risk A sudden economic downturn could threaten the current high economic stability score of 90/100, leading to potential decreases in tenant demand and rent collection.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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