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 100 m² on the 1st floor, built in 1942, energy rating C. Located on rua David de Sousa, 1, Areeiro parish, Lisbon municipality, Lisbon district. Unique Features: This apartment boasts original high ceilings with intricate moldings and an elegantly curved balcony that enhances its classic architectural appeal, providing both aesthetic charm and functional outdoor space.
The valuation. The asking price of €787,500 is significantly above the fair value of €611,299, representing an overpricing of €176,201 (28.8%). Such a valuation raises concerns about the potential return on investment for this property.
Fair value modelled at €600,000 from 5 comparable sales in the area. Asking €787,500 sits €187,500 (31.3%) above — overpriced versus fair value.
Asking €787,500 versus the rua David de Sousa, 1 area baseline of €498,645 (€4,986/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €498,645, adjusted for condition and micro-location, gives a modelled fair value of €600,000 (€6,000/m²), a €187,500 (31.3%) gap versus the €787,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua David de Sousa, 1 | Subject | €787,500 | €7,875 | — | 80 | 77 |
| rua Gomes Freire, 183 | Active | €695,000 | €5,346 | 32.1% | 80 | 85 |
| rua Gomes Freire | Active | €690,000 | €5,656 | 28.2% | 80 | 86 |
| rua José Falcão | Active | €475,000 | €7,308 | 7.2% | 79 | 82 |
| rua da Fé, 64 | Active | €795,000 | €6,570 | 16.6% | 80 | 89 |
| Median comp | €692,500 | €6,113 | 22.4% | 80 | 86 |
Long-term rental Given the 2% gross yield and the property being marked as overpriced with a 28.8% gap from fair value, the long-term rental strategy presents a financial concern. Additionally, while the neighborhood's safety and amenities are appealing, the investment returns do not justify the elevated purchase price. Short-term vacation rental The short-term vacation rental strategy appears less viable given the property's high listing price compared to its fair value, resulting in diminished profitability. Despite the location's proximity to attractions, the current pricing limits the ability to generate a competitive return on investment. Buy-and-hold Opting for a buy-and-hold approach may not be prudent due to the significant disparity between the listing price and the fair value, indicating the property is overpriced. Even with favorable neighborhood conditions, the anticipated appreciation might not compensate for the initial overvaluation. Not ideal for student housing The property’s condition rating of 79/100 and overall pricing make it unsuitable for a student housing strategy, as affordability becomes a critical factor for this demographic. Furthermore, the gap between the listing and fair value reinforces the idea that this investment won't attract budget-conscious renters.
Tenant turnover risk: With a tenant stability score of only 70/100, there is a potential risk for higher than average turnover rates, which could lead to increased vacancy periods 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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