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, 1-bathroom apartment of 70 m², energy rating D. Located on rua de Dona Estefânia, 31, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a charming balcony offering scenic views of Arroios, and proximity to public transport enhances accessibility throughout Lisbon.
The valuation. The asking price of €352,000 is significantly above the fair value of €52,912, marking an excess of €299,088 (85.0%). Given this disparity, the property is deemed overpriced.
Fair value modelled at €52,912 from the area baseline, adjusted for condition and location. Asking €352,000 sits €299,088 (85.0%) above — overpriced versus fair value.
Asking €352,000 versus the rua de Dona Estefânia, 31 area baseline of €342,650 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Dona Estefânia, 31
Area baseline €342,650 + condition +€3,609 + location +€5,902 = modelled fair value of €52,912 (€756/m²), a €299,088 (85.0%) gap versus the €352,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Dona Estefânia, 31 | Subject | €352,000 | €5,029 | — | 75 | 84 |
| rua Carlos da Maia | Active | €560,000 | €6,588 | 31.0% | 78 | 83 |
| calçada dos Barbadinhos | Active | €495,000 | €7,734 | 53.8% | 80 | 84 |
| rua de Moçambique, 10 | Active | €520,000 | €6,500 | 29.3% | 76 | 90 |
| São Vicente · f36048 | Active | €417,000 | €5,560 | 10.6% | 75 | 79 |
| Median comp | €507,500 | €6,544 | 30.1% | 77 | 84 |
Long-term rental The 2-bed apartment in Arroios is overpriced at €352,000, with a significant fair value of only €52,912 reflecting an 85.0% gap. Although the yield of 4.4% is decent, the high initial investment limits the potential for a sustainable long-term rental strategy. Buy-and-hold Given the substantial difference between the listing price and its fair value, the property represents a poor buy-and-hold opportunity. Investing in a property that is overpriced diminishes the potential for future appreciation, hindering the overall investment strategy. Short-term vacation rental While the location in Arroios offers accessible amenities and decent tenant quality, the property’s high asking price makes it challenging to generate a profitable return as a short-term vacation rental. The existing gross yield of 4.4% does not compensate for the 85% gap to fair value, signaling that this investment is more likely to result in financial strain than success.
Tenant turnover risk High tenant turnover is a concern given the tenant stability score of 70/100, which may lead to increased vacancy rates and associated costs.
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