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 130 m² on the 2nd floor, built in 1980, energy rating E. Located on rua Carvalho Araújo, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a rare 110 m² private terrace and an independent annex with a kitchen and bathroom, ideal for versatile use in an urban setting.
The valuation. The asking price of €870,000 is significantly above the fair value of €654,905, creating a disparity of €215,095 (32.8%). This property is thus classified as overpriced and does not present a favorable investment opportunity.
Fair value modelled at €654,905 from 6 comparable sales in the area. Asking €870,000 sits €215,095 (32.8%) above — overpriced versus fair value.
Asking €870,000 versus the rua Carvalho Araújo area baseline of €561,649 (€4,320/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €561,649, adjusted for condition and micro-location, gives a modelled fair value of €654,905 (€5,038/m²), a €215,095 (32.8%) gap versus the €870,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carvalho Araújo | Subject | €870,000 | €6,692 | — | 67 | 84 |
| avenida Almirante Reis | Active | €458,000 | €5,388 | 19.5% | 67 | 90 |
| rua Carlos José Barreiros | Active | €495,000 | €4,091 | 38.9% | 65 | 78 |
| Arroios · 1e6235 | Active | €465,000 | €4,745 | 29.1% | — | 78 |
| Penha de França · f35d33 | Active | €499,000 | €5,544 | 17.2% | — | 83 |
| Median comp | €480,000 | €5,067 | 24.3% | 66 | 81 |
Long-term rental This property, while located in a central area of Areeiro with a strong neighborhood score of 84/100, is overpriced at €870,000 compared to the fair value of €654,905, resulting in a significant 32.8% gap. With a low yield of 2.4% gross, the investment does not align with typical long-term rental returns in this market. Buy-and-hold At €870,000, the property is overpriced, diverging from its fair value of €654,905, leading to a substantial 32.8% overvaluation. The condition rating of 67/100 further suggests that potential appreciation over time might be limited relative to the investment cost. Luxury market While the property is situated in a desirable neighborhood and possesses good amenities, its listing price of €870,000 is significantly above the fair market value of €654,905, indicating it is overpriced by 32.8%. Investing in the luxury segment typically demands not only location but also value alignment, which this property currently lacks.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of increased tenant turnover, which can lead to higher vacancy rates and costs associated with finding new 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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