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 117 m², built in 1990, energy rating D. Located on rua da Arrábida, Campo de Ourique parish, Lisbon municipality, Lisbon district. This apartment features tilt-and-turn windows that enhance natural light while providing excellent thermal and acoustic insulation, ensuring a comfortable living environment in a vibrant neighborhood.
The valuation. The asking price of €845,000 exceeds the fair value of €524,232 by €320,768, representing a significant 38.0% premium. Therefore, the property is considered overpriced.
Fair value modelled at €524,232 from the area baseline, adjusted for condition and location. Asking €845,000 sits €320,768 (38.0%) above — overpriced versus fair value.
Asking €845,000 versus the rua da Arrábida area baseline of €722,358 (€6,174/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Arrábida
Area baseline €722,358 + condition +€11,883 + location +€51,604 = modelled fair value of €524,232 (€4,481/m²), a €320,768 (38.0%) gap versus the €845,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Arrábida | Subject | €845,000 | €7,222 | — | 80 | 78 |
| largo do Rato | Active | €800,000 | €6,838 | 5.3% | 86 | 90 |
| avenida Almirante Reis | Active | €595,000 | €4,837 | 33.0% | 78 | 80 |
| largo do Calvário S / N | Active | €1,150,000 | €6,461 | 10.5% | 78 | 78 |
| Penha de França · 001bd8 | Active | €575,000 | €5,088 | 29.5% | 76 | 82 |
| Median comp | €697,500 | €5,775 | 20.0% | 78 | 81 |
Long-term rental The property is overpriced with a listing price of €845,000 compared to a fair value of €524,232, indicating a significant gap of 38.0%. Despite the decent amenities and urban location, the yield of 2.9% gross suggests that investors may not achieve attractive returns in a long-term rental strategy. Short-term vacation rental Although Campo de Ourique is a desirable area near central Lisbon, the 38.0% gap above the fair value makes the asking price of €845,000 hard to justify for a short-term vacation rental investment. The low gross yield of 2.9% further exacerbates concerns over potential profitability in this market segment. Family rental The property’s condition rating of 82/100 and its location in a high-demand area create appeal for family rentals; however, the property is still overpriced by 38.0% when compared to its fair value. With a gross yield of 2.9%, families may find housing costs burdensome, which could limit the investment's viability in this segment.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential for higher tenant turnover, which could lead to increased vacancy costs and a lapse in rental income.
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