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, 1-bathroom apartment of 90 m², built in 1942, energy rating D. Located on rua Barão de Sabrosa, Areeiro parish, Lisbon municipality, Lisbon district. Private outdoor space/patio provides a rare opportunity for outdoor enjoyment in this central Areeiro location, enhancing the property's appeal for potential investors and homeowners alike.
The valuation. The asking price of €448,000 sits slightly above the fair value of €436,364, representing a variance of €11,636 or 2.7%. The property is therefore considered fairly valued.
Fair value modelled at €436,364 from 5 comparable sales in the area. Asking €448,000 sits €11,636 (2.7%) above — overpriced versus fair value.
Asking €448,000 versus the rua Barão de Sabrosa area baseline of €430,099 (€4,779/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €430,099, adjusted for condition and micro-location, gives a modelled fair value of €436,364 (€4,848/m²), a €11,636 (2.7%) gap versus the €448,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Barão de Sabrosa | Subject | €448,000 | €4,978 | — | 48 | 86 |
| Olivais · 6fbcc9 | Active | €380,000 | €5,000 | 0.4% | 60 | 74 |
| rua de Manica | Active | €320,000 | €4,848 | 2.6% | 50 | 69 |
| rua Barão Sabrosa | Active | €448,000 | €5,209 | 4.7% | 52 | 80 |
| rua Lopes, 111 | Active | €270,000 | €4,219 | 15.2% | 45 | 81 |
| Median comp | €350,000 | €4,924 | 1.1% | 51 | 77 |
Long-term rental This property presents an attractive opportunity for long-term rental with a gross yield of 3.9%, which is consistent with Lisbon's robust rental market. The neighborhood quality rating of 86/100 suggests strong tenant demand, although the property condition of 50/100 may require some renovation to enhance rental appeal. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is supported by the fair value assessment indicating a small gap of 2.7%. Central Lisbon's high demand and diversified employment opportunities ensure that property values are likely to remain stable over time, making this a reasonable long-term investment. Luxury market While this property is situated in a desirable neighborhood, its condition of 50/100 may limit its appeal in the luxury market segment. The fair valuation suggests that while the property holds potential, it may not meet the expectations for high-end buyers without significant improvements to warrant higher pricing. Not ideal for short-term rental Due to its condition rating of 50/100, this property is ill-suited for the short-term rental market, where higher standards are typically expected. Additionally, the fair valuation indicates it may not yield sufficient cash flow when accounting for the costs associated with meeting short-term rental regulations and expectations.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of higher turnover, which could lead to increased vacancy rates and associated costs.
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