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.
3-bedroom, 2-bathroom apartment of 134 m² on the 3rd floor, built in 1986, energy rating C. Located on rua Sarmento de Beires, 32, Areeiro parish, Lisbon municipality, Lisbon district. This apartment features a spacious living area with unobstructed views and benefits from central heating in all rooms, enhancing comfort throughout the year.
The valuation. The asking price of €680,000 sits €92,160 (13.6%) above the fair value of €587,840. This indicates that the property is overpriced and does not represent a favorable investment opportunity compared to its market value.
Fair value modelled at €587,840 from the area baseline, adjusted for condition and location. Asking €680,000 sits €92,160 (13.6%) above — overpriced versus fair value.
Asking €680,000 versus the rua Sarmento de Beires, 32 area baseline of €670,536 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 78 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Sarmento de Beires, 32
Area baseline €670,536 + condition +€1,047 + location +€59,102 = modelled fair value of €587,840 (€4,387/m²), a €92,160 (13.6%) gap versus the €680,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sarmento de Beires, 32 | Subject | €680,000 | €5,075 | — | 73 | 78 |
| rua Actor Vale, 41 | Active | €575,000 | €4,873 | 4.0% | 72 | 83 |
| calçada das Lajes | Active | €615,000 | €4,881 | 3.8% | 70 | 78 |
| Olivais · 23f4f5 | Active | €595,000 | €4,722 | 6.9% | 80 | 73 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 16.7% | 70 | 80 |
| Median comp | €585,000 | €4,798 | 5.5% | 71 | 79 |
Long-term rental The apartment’s listing price of €680,000 exceeds its fair value of €587,840 by 13.6%, which indicates it is overpriced in the current market. With a gross yield of only 2.9%, this investment may struggle to deliver adequate returns over the long term. Buy-and-hold Although the intention of buy-and-hold investing is to benefit from rental income and property appreciation, the current listing price reflects a significant premium over fair value. An overpriced asset, combined with a condition rating of 76/100 and a neighbourhood score of 78/100, suggests that potential capital gains may not justify the initial investment. Family rental The property is situated in a residential area with urban amenities, making it suitable for family rentals; however, the listing price of €680,000, above the fair value, places it at a disadvantage. With a low gross yield of 2.9%, prospective family tenants may be deterred by the high rental costs associated with an overpriced property.
Tenant turnover risk The combination of a tenant stability score of 75/100 indicates a moderate potential for tenant turnover, which could lead to increased vacancy rates and higher costs associated with finding new tenants.
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