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.
4-bedroom, 2-bathroom apartment of 185 m² on the 1st floor, energy rating C. Located on rua Augusto Gil, 19, Areeiro parish, Lisbon municipality, Lisbon district. This property features a well-proportioned pantry/laundry room of approximately 10 m², enhancing functionality and storage options in a space-efficient manner.
The valuation. The asking price of €1,300,000 is significantly above the fair value of €1,043,679, marking an overpriced position by €256,321 (24.6%). This price does not reflect the market realities. Buy-to-flip angle. A buy-to-flip strategy would necessitate investing in cosmetic improvements to capitalize on aesthetic appeal, targeting a resale at a competitive price point in a luxury market. Quick renovations could elevate perceived value. Buy-to-let angle. With a gross yield of 2.2%, generating approximately €2,383/month through long-term rental aligns with the property's high-quality finishes and desirable location, appealing to professionals and families alike.
Fair value modelled at €1,043,679 from 6 comparable sales in the area. Asking €1,300,000 sits €256,321 (24.6%) above — overpriced versus fair value.
Asking €1,300,000 versus the rua Augusto Gil, 19 area baseline of €786,264 (€4,250/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €786,264, adjusted for condition and micro-location, gives a modelled fair value of €1,043,679 (€5,642/m²), a €256,321 (24.6%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto Gil, 19 | Subject | €1,300,000 | €7,027 | — | 80 | 86 |
| largo Mendonça e Costa, 6 | Active | €570,000 | €6,000 | 14.6% | 76 | 79 |
| rua Heliodoro Salgado, 7 | Active | €790,000 | €4,788 | 31.9% | 80 | 83 |
| alameda Alameda | Active | €625,000 | €3,906 | 44.4% | 74 | 83 |
| rua dos Açores, 53 | Active | €560,000 | €5,283 | 24.8% | 75 | 79 |
| Median comp | €597,500 | €5,036 | 28.3% | 76 | 81 |
Long-term rental The property's high asking price of €1,300,000 results in a yield of only 2.2%, considerably below acceptable market standards, indicating an overpriced status. With a fair value of €1,043,679, the rental returns may not justify the investment in this apartment. Short-term vacation rental Given the current fair value at €1,043,679, the property’s pricing suggests a gap of 24.6%, leading to lower potential profitability in the short-term rental market. The 2.2% gross yield is insufficient to cover operational costs typically associated with vacation rentals, classifying this apartment as overpriced. Luxury market Although the property is located in a desirable area with an 86/100 neighborhood rating, its listing price of €1,300,000 is distinctly higher than the fair valuation, pointing to an overpriced asset in the luxury market. The relatively low yield of 2.2% further indicates that this investment might not attract the expected affluent clientele seeking value in their purchases. Not ideal for student housing With student accommodation typically requiring competitive pricing, this property’s €1,300,000 asking price is well above the fair market value of €1,043,679. As a result, it is considered overpriced and less appealing for the student rental market where affordability is key.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy periods and associated costs.
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