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.
6-bedroom, 2-bathroom apartment of 221 m² on the 2nd floor, built in 1950, energy rating D. Located Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property boasts a spacious 17m² balcony and the potential to convert available space into an additional bathroom, enhancing its functionality and value.
The valuation. The asking price of €1,100,000 is significantly above the fair value of €941,238, representing an overvaluation of €158,762 (14.4%). This suggests that the apartment is overpriced and may deter potential buyers seeking value. Buy-to-flip angle. A buy-to-flip strategy would involve renovating the apartment to modernize older bathroom fixtures and enhance overall appeal, targeting a resale with potential profits that leverage the ongoing urban renewal in Areeiro. Buy-to-let angle. As a buy-to-let investment, the estimated rental income of €2,292/month yields a gross yield of 2.5%, suitable for long-term rentals in a mixed neighborhood with increasing desirability due to nearby popular areas.
Fair value modelled at €941,238 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €158,762 (14.4%) above — overpriced versus fair value.
Asking €1,100,000 versus the Areeiro, Lisbon, Lisbon area baseline of €1,105,884 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 60 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Areeiro, Lisbon, Lisbon
Area baseline €1,105,884 + condition -€33,495 + location +€104,436 = modelled fair value of €941,238 (€4,259/m²), a €158,762 (14.4%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Areeiro · da4680 | Subject | €1,100,000 | €4,977 | — | 60 | 80 |
| avenida da Liberdade | Active | €1,550,000 | €6,889 | 38.4% | 72 | 85 |
| rua Padre António Vieira | Active | €1,440,000 | €6,076 | 22.1% | — | 90 |
| praça José In Arroios | Active | €650,000 | €5,417 | 8.8% | 65 | 91 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 15.5% | 65 | 85 |
| Median comp | €1,065,000 | €5,913 | 18.8% | 65 | 88 |
Long-term rental The 6-bedroom apartment, priced at €1,100,000, is overpriced by 14.4% compared to its fair value of €941,238, which limits the potential for attractive long-term rental yields currently at 2.5%. Despite the favorable condition rating of 65/100 and the neighborhood's appeal, the current asking price does not align with the expected returns for stable tenant occupancy. Short-term vacation rental Given the property’s overpriced status, with a valuation gap of 14.4%, entering the short-term vacation rental market would not justify the investment at the current listing price of €1,100,000. The ongoing urban renewal in Areeiro could enhance demand once prices align with fair market value, but as it stands, financial viability is compromised. Buy-and-hold Investing in this apartment for long-term appreciation efforts appears risky, as the property is currently assessed at 14.4% over its fair value, with a gross yield of only 2.5%. While the neighborhood shows promise due to urban revitalization, the current price does not support a reliable buy-and-hold strategy due to the lack of immediate value upside. Not ideal for: The property is not suitable for entry into the luxury market, as its valuation does not reflect the premium expected in that sector. Additionally, with the high asking price, it fails to cater to the student housing market that typically demands more affordable rental options.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher vacancy rates and costs associated with tenant turnover, potentially impacting cash flow and profitability.
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
