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 73 m² on the 3rd floor, energy rating E. Located on rua José Acúrcio das Neves, 4, Areeiro parish, Lisbon municipality, Lisbon district. This property features a modern kitchen with high-quality materials and offers exceptional natural light through its three solar orientations, enhancing both comfort and energy efficiency.
The valuation. The asking price of €455,000 is significantly higher than the fair value of €385,474, resulting in an overpricing of €69,526 (18.0%). This valuation indicates a cautionary approach for potential buyers. Buy-to-flip angle. The resale or wholesale strategy for this property could involve targeting the luxury market where high-quality finishes and modern appliances can attract a discerning buyer, aiming to sell it at a profit. Buy-to-let angle. With an estimated gross yield of 3.2%, generating around €1,213 per month in rental income makes this property a viable option for a long-term rental strategy, especially in a mixed-neighborhood like Areeiro.
Fair value modelled at €385,474 from 6 comparable sales in the area. Asking €455,000 sits €69,526 (18.0%) above — overpriced versus fair value.
Asking €455,000 versus the rua José Acúrcio das Neves, 4 area baseline of €276,098 (€3,782/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 €276,098, adjusted for condition and micro-location, gives a modelled fair value of €385,474 (€5,280/m²), a €69,526 (18.0%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Acúrcio das Neves, 4 | Subject | €455,000 | €6,233 | — | 78 | 85 |
| travessa da Pereira | Active | €329,000 | €5,483 | 12.0% | 80 | 82 |
| rua Oliveira Martins, 3 | Active | €550,000 | €6,962 | 11.7% | 79 | 85 |
| travessa de São Bernardino, 19 | Active | €589,000 | €5,078 | 18.5% | 78 | 85 |
| rua Martins Sarmento, 16, 1º | Active | €325,000 | €4,063 | 34.8% | 80 | 91 |
| Median comp | €439,500 | €5,281 | 15.3% | 80 | 85 |
Long-term rental The 2-bed apartment in Areeiro, Lisbon, is overpriced at €455,000 compared to a fair value of €385,474, indicating a gap of 18.0%. The gross yield of 3.2% further suggests that the investment may not deliver favorable returns in the long term. Buy-and-hold While the apartment boasts a commendable condition score of 82/100 and a desirable neighborhood rating of 85/100, the current market price exceeds fair value by 18.0%. Holding onto this property for appreciation may not be prudent given its overpriced status at €455,000. Luxury market Although located in a favorable area with central amenities and close to business districts, this property is overpriced at €455,000, which is above its fair value of €385,474. The limited yield of 3.2% further diminishes its appeal within the luxury market segment, suggesting less potential for high-end investment gains.
Tenant turnover risk There is a risk of increased tenant turnover due to a tenant stability score of 80/100, indicating potential instability in maintaining long-term 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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