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.
2-bedroom, 2-bathroom apartment of 80 m² on the 2nd floor, built in 1982, energy rating C. Located on rua Carlos Mardel, Areeiro parish, Lisbon municipality, Lisbon district. This property includes a sunroom offering additional natural light, and the surrounding area boasts a variety of amenities such as schools, gyms, and public services within walking distance.
The valuation. The asking price of €385,000 is significantly above the fair value of €306,210, indicating an overvaluation of €78,790 (20.5%). This pricing makes the property less attractive despite its central location. Buy-to-flip angle. A buy-to-flip strategy may involve cosmetic upgrades to enhance the appeal and potentially increase the resale value. However, given the high initial price, achieving a profitable flip could be challenging. Buy-to-let angle. With an estimated rental income of €1,315 per month, the property offers a gross yield of 4.1%. While this yield is decent for the area, the outdated condition may affect long-term tenant attraction.
Fair value modelled at €306,210 from the area baseline, adjusted for condition and location. Asking €385,000 sits €78,790 (20.5%) above — overpriced versus fair value.
Asking €385,000 versus the rua Carlos Mardel area baseline of €400,320 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 (Condition 30 · Materials 35 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Mardel
Area baseline €400,320 + condition -€45,375 + location +€36,545 = modelled fair value of €306,210 (€3,828/m²), a €78,790 (20.5%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Mardel | Subject | €385,000 | €4,813 | — | 30 | 79 |
| avenida das Forças Armadas | Active | €450,000 | €4,945 | 2.8% | 40 | 78 |
| rua de Manica | Active | €320,000 | €4,848 | 0.7% | 50 | 69 |
| rua do Barão de Monte Pedral, 7 | Active | €330,000 | €6,226 | 29.4% | 30 | 81 |
| rua Barão Sabrosa | Active | €340,000 | €5,763 | 19.7% | 42 | 83 |
| Median comp | €335,000 | €5,354 | 11.3% | 41 | 80 |
Long-term rental This property, while located in a highly demanded area of central Lisbon, is overpriced by 20.5% compared to its fair value of €306,210. With a gross yield of only 4.1% and a condition rating of 39/100, it may struggle to attract quality long-term tenants in the current market. Buy-and-hold Investing in this Areeiro apartment appears challenging given its current listing price of €385,000, which exceeds the fair value by 20.5%. The condition rating of 39/100 suggests potential maintenance issues that could diminish returns over time, thereby making this strategy less appealing. Luxury market Although positioned in a desirable neighborhood with a score of 79/100, the listed price of €385,000 represents a significant overvaluation. This disconnect with its fair value of €306,210 indicates that the property may not meet the aspirational standards of the luxury market.
Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
