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. Noteworthy Features: This apartment includes a private yard with mature palm trees and synthetic grass for low maintenance, enhancing both outdoor aesthetics and functional living space.
The valuation. The asking price of €675,000 sits €94,272 (14.0%) above the fair value of €580,728, indicating the property is overpriced. This discrepancy suggests limited potential for immediate appreciation.
Fair value modelled at €580,728 from the area baseline, adjusted for condition and location. Asking €675,000 sits €94,272 (14.0%) above — overpriced versus fair value.
Asking €675,000 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 80 · Materials 90 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 87/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis, 234
Area baseline €625,500 + condition +€15,625 + location +€72,853 = modelled fair value of €580,728 (€4,646/m²), a €94,272 (14.0%) gap versus the €675,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis, 234 | Subject | €675,000 | €5,400 | — | 80 | 87 |
| avenida João XXI, 70A 70D | Active | €1,220,000 | €5,422 | 0.4% | 78 | 81 |
| rua Dom Pedro V | Active | €1,160,000 | €6,905 | 27.9% | 78 | 90 |
| Areeiro · ba57e5 | Active | €795,000 | €5,129 | 5.0% | 78 | 88 |
| rua Sarmento de Beires, 11 | Active | €810,000 | €4,197 | 22.3% | 78 | 80 |
| Median comp | €985,000 | €5,276 | 2.3% | 78 | 85 |
Long-term rental The apartment's fair value is €580,728, indicating it is currently overpriced by 14.0%, which raises concerns about the long-term rental yield at 3.1%. Given the high urban density and amenities in Areeiro, tenant demand may be strong, but the premium price could pressure profitability. Buy-and-hold With a fair value of €580,728 and a market listing of €675,000, the property’s current price suggests it is overpriced by 14.0%, making it a less attractive candidate for a buy-and-hold strategy. Although the area boasts excellent amenities and a strong neighbourhood rating of 87/100, the yield of 3.1% may not justify the investment at this valuation. Luxury market Currently listed at €675,000, the apartment is priced 14.0% above its fair value of €580,728, which renders it overpriced even in a desirable central location. While Areeiro's strong cultural and commercial proximity contributes to its luxury appeal, this premium may limit potential buyers in the high-end market seeking value. Not ideal for: Student housing, Short-term rental The apartment’s high price point at €675,000 reflects a strategic mismatch for student housing or short-term rental models, where cost efficiency is paramount and currently yields only 3.1%. These factors, compounded with the 14.0% gap versus the fair value, indicate significant overpricing for this type of investment.
Economic downturn risk A potential economic downturn could impact tenant stability, especially since the economic stability score is 90/100 while the tenant stability score is 80/100, indicating that although the economy is stable, there is still a vulnerability in tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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