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 90 m² on the 2nd floor, energy rating C. Located on avenida de Roma, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The approved project for a garden at the back of the building will enhance the ambiance with unobstructed views and an exclusive green space in a central location.
The valuation. The asking price of €580,000 sits €98,065 (20.3%) above the fair value of €481,935. This property is considered overpriced, suggesting a careful evaluation is necessary before proceeding with any investment decisions.
Fair value modelled at €481,935 from 6 comparable sales in the area. Asking €580,000 sits €98,065 (20.3%) above — overpriced versus fair value.
Asking €580,000 versus the avenida de Roma area baseline of €430,825 (€4,787/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €430,825, adjusted for condition and micro-location, gives a modelled fair value of €481,935 (€5,355/m²), a €98,065 (20.3%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Roma | Subject | €580,000 | €6,444 | — | 55 | 77 |
| avenida dos Estados Unidos da América, 102 | Active | €875,000 | €6,295 | 2.3% | — | 85 |
| Arroios · 1e6246 | Active | €500,000 | €5,376 | 16.6% | — | 87 |
| avenida dos Estados Unidos da América, 136 6º | Active | €640,000 | €5,333 | 17.2% | 60 | 77 |
| avenida dos Estados Unidos da América, 136 6º | Active | €640,000 | €5,333 | 17.2% | 65 | 88 |
| Median comp | €640,000 | €5,355 | 16.9% | 63 | 86 |
Long-term rental This property offers a modest gross yield of 3%, which is not compelling given its 20.3% markup over fair value. The neighbourhood score of 77/100 indicates decent living conditions, yet the overall pricing remains above reasonable expectations for long-term rental returns. Buy-and-hold While the attractive location near central districts suggests potential for future appreciation, the current listing price of €580,000 reflects a significant premium over its fair value of €481,935. This elevated price points to a longer horizon for recouping investments, making buy-and-hold less appealing in the immediate market. Family rental The apartment's size and neighborhood amenities cater well to families, but a gross yield of 3% and a selling price well above fair value suggest it may not meet financial expectations for family rental use. Investing at this price means exposure to potential losses if market conditions do not support the inflated valuation.
Economic Vulnerability The economic stability score of 80 indicates a reasonably strong economy, but the tenant stability score of 65 suggests potential risks due to a less stable tenant base, which could lead to higher vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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