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 101 m² on the 5th floor, built in 1976, energy rating C. Located Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The living room's design creates a seamless outdoor connection, enhancing the spacious feel, while the kitchen is equipped with contemporary appliances for efficient living.
The valuation. The asking price of €720,000 is significantly above fair value by €167,907, representing a 30.4% overvaluation. This discrepancy suggests that the property is overpriced in the current market.
Fair value modelled at €552,093 from 6 comparable sales in the area. Asking €720,000 sits €167,907 (30.4%) above — overpriced versus fair value.
Asking €720,000 versus the Areeiro, Lisbon, Lisbon area baseline of €430,165 (€4,259/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €430,165, adjusted for condition and micro-location, gives a modelled fair value of €552,093 (€5,466/m²), a €167,907 (30.4%) gap versus the €720,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Areeiro · 800668 | Subject | €720,000 | €7,129 | — | 75 | 83 |
| avenida dos Estados Unidos da América | Active | €687,500 | €5,456 | 23.5% | 75 | 77 |
| avenida Estados Unidos da América | Active | €950,000 | €4,822 | 32.4% | 75 | 76 |
| avenida de Roma | Active | €680,000 | €5,484 | 23.1% | 72 | 76 |
| rua Augusto Gil, 19 | Active | €1,300,000 | €7,027 | 1.4% | 80 | 86 |
| Median comp | €818,750 | €5,470 | 23.3% | 75 | 77 |
Long-term rental The property's gross yield of 2.7% indicates limited income potential in a competitive rental market. Furthermore, with a fair value of €552,093, the €720,000 listing price suggests the asset is overpriced and may not provide adequate returns for cash flow-oriented investors. Short-term vacation rental Given the strong real estate demand in central Lisbon, this property could appeal to short-term renters; however, the 30.4% premium over fair value raises concerns about profitability. With the listing price significantly surpassing its fair valuation, this investment is overpriced and may struggle to yield satisfactory rental income. Buy-and-hold While central Lisbon offers long-term growth potential, the current listing price of €720,000 is overly ambitious compared to its fair value of €552,093. As such, the buy-and-hold strategy for this asset is compromised by its overpriced nature, potentially impacting long-term appreciation expectations.
[Tenant turnover risk] With a tenant stability score of 70/100, there's a concern of potential turnover, which may lead to increased vacancy rates and associated costs in filling those vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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