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, 1-bathroom apartment of 53 m², energy rating D. Located on avenida Almirante Reis e a Graça, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment’s terrace offers a stunning panoramic view over old Lisbon, ideal for sunset enjoyment, and the building showcases high ceilings that reflect its historic charm.
The valuation. The asking price of €299,000 significantly exceeds the fair value of €29,896, with an overshoot of €269,104 (90.0%). As such, the property is categorized as overpriced.
Fair value modelled at €29,896 from the area baseline, adjusted for condition and location. Asking €299,000 sits €269,104 (90.0%) above — overpriced versus fair value.
Asking €299,000 versus the avenida Almirante Reis e a Graça area baseline of €259,435 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis e a Graça
Area baseline €259,435 + condition -€7,039 + location +€4,075 = modelled fair value of €29,896 (€564/m²), a €269,104 (90.0%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis e a Graça | Subject | €299,000 | €5,642 | — | 68 | 81 |
| rua Barão de Sabrosa, 346A | Active | €448,000 | €3,733 | 33.8% | 62 | 81 |
| rua Silva Carvalho | Active | €549,000 | €5,903 | 4.6% | 67 | 77 |
| rua Marcos Portugal | Active | €518,000 | €7,400 | 31.2% | 72 | 90 |
| Penha de França · 82c885 | Active | €439,000 | €5,226 | 7.4% | 70 | 80 |
| Median comp | €483,000 | €5,565 | 1.4% | 69 | 81 |
Long-term rental The apartment in Arroios, Lisbon is overpriced, as indicated by its fair value of €29,896, representing a 90.0% gap from the listing price of €299,000. With a gross yield of 5.8% and a decent neighbourhood rating of 81/100, the investment does not justify the high entry price relative to its actual market value. Short-term vacation rental Given the significant disparity between the listing price and the property’s fair value, this apartment is not a prudent investment for short-term vacation rentals. While the location boasts strong neighbourhood amenities, the high price diminishes the potential for attractive returns in this rental segment. Buy-and-hold Investing in this 3-bed apartment for a buy-and-hold strategy is not advisable due to its current overpriced status, with a 90.0% gap to fair value. Although the attractive gross yield of 5.8% may suggest potential for growth, the substantial overvaluation poses a significant risk that overshadows this benefit.
Tenant turnover risk The tenant stability score of 70/100 indicates a considerable likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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