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 90 m², energy rating D. Located on rua Barão de Sabrosa, 346A, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment uniquely offers a 30 m² private backyard, providing a rare outdoor retreat amidst the vibrancy of central Lisbon, ideal for customization and relaxation.
The valuation. The asking price of €448,000 sits slightly below the fair value of €462,880, making it a fair investment opportunity. This reflects a minor difference of €14,880 or 3.2%. Buy-to-flip angle. With renovations targeting average materials and finishes, a resale strategy could capitalize on Lisbon's urban appeal to yield a profit post-upgrade. Buy-to-let angle. The estimated rental income of €1,456/month generates a gross yield of 3.9%, supporting a viable buy-to-let strategy in this desirable Areeiro location.
Fair value modelled at €462,880 from 6 comparable sales in the area. Asking €448,000 sits €14,880 (3.2%) below — the upside to fair value.
Asking €448,000 versus the rua Barão de Sabrosa, 346A area baseline of €427,941 (€4,755/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 is below the parish average, reducing 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 €427,941, adjusted for condition and micro-location, gives a modelled fair value of €462,880 (€5,143/m²), a €14,880 (3.2%) gap versus the €448,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Barão de Sabrosa, 346A | Subject | €448,000 | €4,978 | — | 55 | 82 |
| rua Barão Sabrosa | Active | €448,000 | €5,209 | 4.7% | 52 | 80 |
| rua Cidade de Benguela, 293B | Active | €340,000 | €5,231 | 5.1% | 58 | 80 |
| Olivais · 6fbcc9 | Active | €380,000 | €5,000 | 0.4% | 60 | 74 |
| Beato · ba59d9 | Active | €330,000 | €5,077 | 2.0% | 70 | 80 |
| Median comp | €360,000 | €5,143 | 3.3% | 59 | 80 |
Long-term rental This property demonstrates a gross yield of 3.9%, reflecting a stable investment characteristic for long-term rentals. Given its fair price relative to fair value, it provides a reasonable opportunity for consistent cash flow while benefiting from Lisbon's strong urban demand. Short-term vacation rental Despite a fair valuation, the 3.9% gross yield may not attract investors seeking high returns typically associated with short-term vacation rentals. The well-rated neighbourhood offers a desirable experience for tourists, yet potential returns could be limited due to the current pricing. Family rental As a family rental, this apartment's location and neighbourhood rating of 82/100 support its suitability for families seeking proximity to amenities and public transport. However, the fair valuation indicates that investors may not see significant upside potential in capital appreciation over time. Not ideal for student housing While the proximity to amenities and public transport is advantageous, the property’s fair valuation and moderate condition score make it less appealing for the student housing market. Given the competitive nature of this segment, alternatives may offer better investment prospects for targeting student tenants.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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