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 79 m² on the 2nd floor, energy rating D. Located on rua Oliveira Martins, 3, Areeiro parish, Lisbon municipality, Lisbon district. This property boasts a prime location near Avenida de Roma and will benefit from upcoming facade and balcony renovations, ensuring improved aesthetics and value.
The valuation. The asking price of €550,000 is significantly above the fair value of €468,188, representing an excess of €81,812 (17.5%). This indicates the property is overpriced.
Fair value modelled at €468,188 from 6 comparable sales in the area. Asking €550,000 sits €81,812 (17.5%) above — overpriced versus fair value.
Asking €550,000 versus the rua Oliveira Martins, 3 area baseline of €369,075 (€4,672/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €369,075, adjusted for condition and micro-location, gives a modelled fair value of €468,188 (€5,926/m²), a €81,812 (17.5%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Oliveira Martins, 3 | Subject | €550,000 | €6,962 | — | 79 | 85 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 29.9% | 80 | 78 |
| rua Gonçalves Viana, 8 | Active | €439,000 | €6,754 | 3.0% | 79 | 81 |
| São Vicente · 25f6d8 | Active | €379,900 | €6,228 | 10.5% | 75 | 81 |
| largo das Olarias S / N | Active | €360,000 | €5,625 | 19.2% | 80 | 88 |
| Median comp | €372,950 | €5,927 | 14.9% | 80 | 81 |
Long-term rental This property is currently overpriced by 17.5%, which diminishes its attractiveness for a long-term rental strategy. The gross yield of 2.9% is also below market expectations, suggesting that prospective tenants may be deterred by the high rental price. Buy-and-hold While central Lisbon’s real estate market generally supports value appreciation, this property’s pricing places it above fair value, limiting potential upside. Investors should be cautious, as the 2.9% yield indicates that long-term gains may not materialize in the face of its current valuation. Luxury market In a neighborhood scoring 85/100, this apartment's position could suggest potential appeal in the luxury market; however, its overpriced status at €550,000 raises concerns. Buyers in this segment are likely to seek better-valued options, as luxury investments typically demand competitive pricing to attract affluent clientele.
Potential Tenant Turnover Risk There is a risk of increased tenant turnover given the tenant stability score of 70/100, which may lead to higher vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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