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, 3-bathroom apartment of 125 m² on the 1st floor, built in 1936, energy rating D. Located on avenida Almirante Reis, 234, Areeiro parish, Lisbon municipality, Lisbon district. This apartment features original Riga pine flooring and preserved wood details, enhancing its historical charm while seamlessly integrating modern finishes throughout.
The valuation. The asking price of €670,500 sits €99,617 (14.9%) above the fair value of €570,883. Given this discrepancy, the property is considered overpriced.
Fair value modelled at €570,883 from the area baseline, adjusted for condition and location. Asking €670,500 sits €99,617 (14.9%) above — overpriced versus fair value.
Asking €670,500 versus the avenida Almirante Reis, 234 area baseline of €625,500 (€5,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 85 · Materials 88 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis, 234
Area baseline €625,500 + condition +€15,625 + location +€63,008 = modelled fair value of €570,883 (€4,567/m²), a €99,617 (14.9%) gap versus the €670,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis, 234 | Subject | €670,500 | €5,364 | — | 85 | 82 |
| avenida João XXI, 70A 70D | Active | €1,220,000 | €5,422 | 1.1% | 78 | 81 |
| rua Dom Pedro V | Active | €1,160,000 | €6,905 | 28.7% | 78 | 90 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 4.4% | 78 | 88 |
| rua Sarmento de Beires, 11 | Active | €810,000 | €4,197 | 21.8% | 78 | 80 |
| Median comp | €985,000 | €5,276 | 1.6% | 78 | 85 |
Long-term rental The property in Areeiro is currently overpriced at €670,500 compared to its fair value of €570,883, representing a 14.9% gap. With a gross yield of only 3.1%, the financial returns do not justify the elevated asking price for a long-term rental strategy. Short-term vacation rental While the apartment's location in central Lisbon could attract tourists, its current price of €670,500 exceeds the fair value, indicating an overpriced asset. The yield of 3.1% further diminishes the attractiveness of this investment strategy for short-term vacation rentals due to its lack of substantial financial upside. Luxury market In the competitive luxury market, the €670,500 listing price for the Areeiro apartment is not aligned with its fair value, making this property overpriced by 14.9%. Investors should be cautious, as the gross yield of 3.1% does not reflect the potential returns typically sought in the luxury segment of real estate. Not ideal for student housing Given the current listing price of €670,500, this property would be unsuitable for student housing as it is significantly overpriced at 14.9% above fair value. The demand dynamics for student housing in this market do not support the elevated investment cost, leaving little room for profitability.
Tenant turnover risk The tenant stability score of 70/100 indicates potential challenges in retaining tenants, which could lead to increased vacancy rates and associated costs.
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