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, 2-bathroom penthouse of 182 m² on the 5th floor, built in 2003, energy rating C. Located on azinhaga da Fonte do Louro, Areeiro parish, Lisbon municipality, Lisbon district. This penthouse offers exclusive access to two spacious terraces, perfect for outdoor entertainment and relaxation while enjoying panoramic views of the Areeiro neighborhood.
The valuation. The asking price of €950,000 is significantly above the fair value of €811,061, placing it at €138,939 (14.6%) higher than considered reasonable. This property is clearly overpriced, given its conditions and the local market trends.
Fair value modelled at €811,061 from the area baseline, adjusted for condition and location. Asking €950,000 sits €138,939 (14.6%) above — overpriced versus fair value.
Asking €950,000 versus the azinhaga da Fonte do Louro area baseline of €910,728 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 75 · Materials 78 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
azinhaga da Fonte do Louro
Area baseline €910,728 + condition -€3,128 + location +€97,473 = modelled fair value of €811,061 (€4,456/m²), a €138,939 (14.6%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| azinhaga da Fonte do Louro | Subject | €950,000 | €5,220 | — | 75 | 84 |
| calçada das Lajes | Active | €615,000 | €4,881 | 6.5% | 70 | 78 |
| rua Sarmento de Beires, 11 | Active | €810,000 | €4,197 | 19.6% | 78 | 80 |
| rua Chaby Pinheiro, 8 | Active | €620,000 | €4,593 | 12.0% | 72 | 82 |
| alameda das Linhas de Torres | Active | €850,000 | €5,183 | 0.7% | 70 | 79 |
| Median comp | €715,000 | €4,737 | 9.2% | 71 | 80 |
Long-term rental The 4-bed penthouse in Areeiro, priced at €950,000, is priced 14.6% above its fair value of €811,061, indicating it is overpriced. Given the 3% gross yield, the investment does not align well with long-term rental strategies in the current market context. Buy-and-hold While Areeiro is a central location with a strong real estate market, the 14.6% gap above the fair value suggests that the property is overpriced at €950,000. This could limit future appreciation and returns for investors seeking to adopt a buy-and-hold strategy. Luxury market Even though the penthouse boasts a good neighbourhood rating of 84/100, its current listing price of €950,000 reflects a 14.6% premium over its fair value, making it overpriced. The condition score of 74/100 further indicates that investing in this property may not justify its price in the luxury market segment.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs, impacting overall rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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