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.
1-bedroom, 1-bathroom apartment of 52 m², energy rating D. Located on avenida Almirante Reis S / N, Arroios parish, Lisbon municipality, Lisbon district. Exclusive Feature: Enjoy a private terrace that offers a rare outdoor retreat amidst the urban lifestyle of Lisbon, perfect for relaxing or entertaining guests. Investment Edge: Positioned just steps from Metro dos Anjos, ensuring excellent connectivity and demand for rentals.
The valuation. The asking price of €360,000 is significantly above fair value, sitting at €326,258 (90.6% over). This property is thus considered overpriced. Buy-to-flip angle. A buy-to-flip strategy may be challenging given its overpriced status; strong market appreciation or renovation would be necessary for profitable resale. Buy-to-let angle. The rental strategy could yield an estimated gross monthly income of €1,020, resulting in a gross yield of 3.4%, appealing for long-term buy-and-hold investors.
Fair value modelled at €33,742 from the area baseline, adjusted for condition and location. Asking €360,000 sits €326,258 (90.6%) above — overpriced versus fair value.
Asking €360,000 versus the avenida Almirante Reis S / N area baseline of €254,540 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 75 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 90/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 90). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis S / N
Area baseline €254,540 + condition -€3,656 + location +€5,158 = modelled fair value of €33,742 (€649/m²), a €326,258 (90.6%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis S / N | Subject | €360,000 | €6,923 | — | 72 | 90 |
| Penha de França · 262147 | Active | €315,000 | €4,632 | 33.1% | 75 | 83 |
| Campo de Ourique · f36682 | Active | €310,000 | €5,082 | 26.6% | 71 | 82 |
| rua Estácio da Veiga, 3 | Active | €445,000 | €5,361 | 22.6% | 72 | 80 |
| avenida 5 de Outubro, 96 | Active | €420,000 | €10,500 | 51.7% | 70 | 85 |
| Median comp | €367,500 | €5,222 | 24.6% | 72 | 83 |
Long-term rental This 1-bed apartment in Arroios is overpriced at €360,000 compared to its fair value of €33,742, indicating a significant mismatch in market expectations. With a gross yield of only 3.4%, investors may find that the potential returns do not justify the high entry price. Luxury market In a competitive luxury market, this property does not present a compelling investment due to its substantial price premium over fair value. Buyers seeking high-end properties may find more compelling options than this overpriced apartment. Buy-and-hold Holding this property long-term could lead to dissatisfaction as its current listing price of €360,000 is overvalued compared to a fair value of €33,742. Investors may struggle to achieve a favorable return considering the inflated purchase price relative to expected market performance.
Tenant turnover risk: Despite high tenant stability scores of 90/100, any minor economic fluctuations could result in unexpected tenant turnover, impacting cash flow.
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