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.
1-bedroom, 1-bathroom apartment of 50 m² on the 1st floor, built in 1978, energy rating E. Located on rua Abade Faria, Areeiro parish, Lisbon municipality, Lisbon district. This apartment features an open-plan living area with ample natural light, complemented by its proximity to Areeiro's vibrant local markets and schools, enhancing its potential for renovation.
The valuation. The asking price of €310,000 exceeds the fair value of €213,331 by €96,669 (45.3%). This indicates the property is overpriced, reflecting a significant disparity between market expectations and valuation.
Fair value modelled at €213,331 from 6 comparable sales in the area. Asking €310,000 sits €96,669 (45.3%) above — overpriced versus fair value.
Asking €310,000 versus the rua Abade Faria area baseline of €226,129 (€4,523/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 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 €226,129, adjusted for condition and micro-location, gives a modelled fair value of €213,331 (€4,267/m²), a €96,669 (45.3%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Abade Faria | Subject | €310,000 | €6,200 | — | 35 | 80 |
| rua Professor Oliveira Marques, 1 | Active | €350,000 | €9,211 | 48.6% | 45 | 75 |
| calçada do Cardeal, 26 | Active | €175,000 | €3,125 | 49.6% | — | 80 |
| São Vicente · 65a607 | Active | €310,000 | €3,605 | 41.9% | 40 | 83 |
| Penha de França · 023bce | Active | €345,000 | €4,929 | 20.5% | 30 | 83 |
| Median comp | €327,500 | €4,267 | 31.2% | 40 | 82 |
Long-term rental Given the apartment's gross yield of 3.8% and a fair value of €213,331, the current listing price of €310,000 indicates that the property is overpriced by 45.3%. This high premium diminishes the potential for positive cash flow and long-term financial gain in a competitive rental market. Buy-and-hold Investing in the property for a buy-and-hold strategy is risky due to its high list price of €310,000, significantly exceeding the fair value of €213,331. With a modest yield of 3.8% and being overpriced by 45.3%, this investment may not deliver satisfactory returns over time. Family rental While the property is positioned in a well-rated neighborhood with high access to amenities, its asking price of €310,000 against a fair value of €213,331 shows it to be overpriced by 45.3%. This significant gap could deter potential family renters looking for a reasonable and financially justified rental option.
Tenant turnover risk High tenant turnover may occur due to the lower tenant stability score of 75/100, potentially affecting consistent cash flow and increasing leasing costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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