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.
6-bedroom, 3-bathroom apartment of 198 m² on the 3rd floor, built in 1950, energy rating B. Located on avenida João XXI, 4, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts elegant architectural details and natural wood finishes, combined with three fronts of solar exposure that enhances its spacious and light-filled ambiance throughout the day.
The valuation. The asking price of €1,075,000 is positioned at 9.9% above the fair value of €978,481, indicating that the property is fairly valued. This suggests that the price aligns with market expectations for similar properties in Areeiro.
Fair value modelled at €978,481 from 6 comparable sales in the area. Asking €1,075,000 sits €96,519 (9.9%) above — overpriced versus fair value.
Asking €1,075,000 versus the avenida João XXI, 4 area baseline of €681,989 (€3,444/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €681,989, adjusted for condition and micro-location, gives a modelled fair value of €978,481 (€4,942/m²), a €96,519 (9.9%) gap versus the €1,075,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João XXI, 4 | Subject | €1,075,000 | €5,429 | — | 82 | 86 |
| Penha de França · dee557 | Active | €1,290,000 | €5,309 | 2.2% | 82 | 82 |
| São Domingos de Benfica · 62733f | Active | €1,150,000 | €4,259 | 21.6% | 74 | 80 |
| azinhaga das Galhardas | Active | €2,000,000 | €6,410 | 18.1% | 82 | 78 |
| avenida da Liberdade | Active | €1,550,000 | €6,889 | 26.9% | 72 | 85 |
| Median comp | €1,420,000 | €5,860 | 7.9% | 78 | 81 |
Long-term rental Given the property's location in Areeiro, a desirable part of Lisbon, it is positioned well for long-term tenants seeking proximity to the city center. However, with a gross yield of 2.4%, the investment does not offer strong returns compared to alternatives in the market. Buy-and-hold The apartment's fair value of €978,481 indicates it is priced fairly in a strong neighborhood, where economic activity supports potential value appreciation over time. However, investors should be cautious of the modest yield of 2.4%, which may limit cash flow in the short term. Family rental This 6-bed apartment in a reputable area is well-suited for family rentals, providing ample space and access to nearby amenities. Although the fair value suggests a reasonable price, the yield of 2.4% may not provide sufficient income potential for family-oriented investors in a competitive rental market.
Tenant turnover risk The tenant stability score of 80/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and associated 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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