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.
3-bedroom, 2-bathroom apartment of 98 m² on the 5th floor, built in 1981, energy rating D. Located on rua Prof. Mira Fernandes, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a river view from the living area and is situated near various types of commerce, enhancing both convenience and lifestyle options.
The valuation. The asking price of €550,000 is slightly above the fair value of €528,404, sitting at €21,596 or 4.1% over. This places the property in a fair pricing context. Buy-to-flip angle. A buy-to-flip strategy could yield attractive returns, focusing on minor enhancements to capitalize on market demand close to Lisbon city center. With targeted updates, a profitable resale is anticipated. Buy-to-let angle. The estimated rental income of €1,512/month offers a gross yield of 3.3%, providing a stable return on investment through long-term rental in this desirable neighborhood.
Fair value modelled at €528,404 from 6 comparable sales in the area. Asking €550,000 sits €21,596 (4.1%) above — overpriced versus fair value.
Asking €550,000 versus the rua Prof. Mira Fernandes area baseline of €423,920 (€4,326/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €423,920, adjusted for condition and micro-location, gives a modelled fair value of €528,404 (€5,392/m²), a €21,596 (4.1%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Prof. Mira Fernandes | Subject | €550,000 | €5,612 | — | 70 | 78 |
| Avenidas Novas · efdc25 | Active | €830,000 | €5,845 | 4.1% | 70 | 86 |
| Olivais · 28bc23 | Active | €499,000 | €4,229 | 24.7% | 70 | 80 |
| rua Agostinho Lourenço, 20 | Active | €639,500 | €5,329 | 5.0% | 72 | 81 |
| avenida João XXI, 70A 70D | Active | €1,220,000 | €5,422 | 3.4% | 78 | 81 |
| Median comp | €734,750 | €5,376 | 4.2% | 71 | 81 |
Long-term rental Despite its location in a desirable area near Lisbon city center, this property reflects a fair value that is marginally above the asking price, indicating it may not yield high returns relative to its market price. With a gross yield of 3.3% and a condition rating of 74, investors must consider the potential for modest rental income within a competitive market. Buy-and-hold The apartment's close proximity to amenities and public transport supports the thesis for long-term holding; however, the fair valuation suggests that potential appreciation may be limited in the current market. Given the balanced condition rating and the overall neighborhood score of 78, maintaining this asset over time may yield steady but not exceptional growth. Short-term vacation rental While the property is in an attractive location for tourism and transient visitors, the marginal disparity from fair value indicates it may struggle to produce superior returns when viewed as a short-term rental investment. The gross yield of 3.3% is not particularly compelling, especially in a market that demands higher performance from vacation rentals to offset acquisition costs.
Tenant turnover risk High tenant turnover could lead to increased vacancy rates and increased costs due to the tenant stability score of 75/100, indicating potential challenges in retaining 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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