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.
2-bedroom, 2-bathroom apartment of 70 m² on the 2nd floor, energy rating D. Located on avenida São João de Deus S / N, Areeiro parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features original high-quality herringbone wood flooring and marble entrance cladding, adding character and potential for a stunning renovation. Condition Notes: Requires total renovation due to significant deferred maintenance.
The valuation. The asking price of €403,000 is significantly above the fair value of €360,573, representing an overpricing of €42,427 (11.8%). This discrepancy suggests that the property is overpriced and may not attract potential buyers looking for genuine value.
Fair value modelled at €360,573 from 6 comparable sales in the area. Asking €403,000 sits €42,427 (11.8%) above — overpriced versus fair value.
Asking €403,000 versus the avenida São João de Deus S / N area baseline of €360,317 (€5,147/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €360,317, adjusted for condition and micro-location, gives a modelled fair value of €360,573 (€5,151/m²), a €42,427 (11.8%) gap versus the €403,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida São João de Deus S / N | Subject | €403,000 | €5,757 | — | — | 78 |
| avenida de Roma | Active | €448,000 | €4,978 | 13.5% | 56 | 84 |
| avenida de Roma | Active | €690,000 | €5,897 | 2.4% | 52 | 81 |
| rua Cidade de Bolama | Active | €469,000 | €5,518 | 4.2% | 62 | 84 |
| avenida General Roçadas | Active | €254,500 | €5,302 | 7.9% | 52 | 84 |
| Median comp | €458,500 | €5,410 | 6.0% | 54 | 84 |
Long-term rental The 2-bed apartment in Areeiro, listed at €403,000, exceeds its fair value by 11.8%, indicating a potential strain on cash flow and return expectations with a gross yield of only 3.8%. Furthermore, while the neighbourhood is rated at 78/100, the property's condition is a concern at 55/100, suggesting that long-term tenants may not be attracted at this price point. Short-term vacation rental The current listing price of €403,000 for this Areeiro apartment poses significant risks for a short-term vacation rental strategy, as the property is overpriced by 11.8% compared to its fair value. With a gross yield of only 3.8%, achieving the desired income from short-term rentals becomes challenging, especially given the apartment's mediocre condition rating of 55/100. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold opportunity seems unfavorable, as it is overpriced by 11.8% against the fair value of €360,573, limiting potential long-term appreciation. The combination of a low gross yield of 3.8% and a condition rating of 55/100 suggests that the financial returns would not justify the investment in the current market. Not ideal for: Student housing, Value-add renovation, Luxury market This Areeiro apartment is not suitable for student housing due to its high price and limited yield potential. Additionally, the property’s condition and elevated listing price indicate that a value-add renovation strategy is not advisable, and its positioning in the luxury market would likely not attract the necessary buyer interest at this price.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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