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 65 m², built in 2014, energy rating B. Located on avenida Praia da Vitória, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes solar panels, contributing to energy efficiency, and is situated in a vibrant neighborhood known for its dynamic cultural scene and diverse amenities.
The valuation. The current asking price of €495,000 is significantly above the fair value of €50,358, presenting an excess of €444,642 (89.8%). Verdict: overpriced.
Fair value modelled at €50,358 from the area baseline, adjusted for condition and location. Asking €495,000 sits €444,642 (89.8%) above — overpriced versus fair value.
Asking €495,000 versus the avenida Praia da Vitória area baseline of €318,175 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Praia da Vitória
Area baseline €318,175 + condition +€5,383 + location +€4,675 = modelled fair value of €50,358 (€775/m²), a €444,642 (89.8%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Praia da Vitória | Subject | €495,000 | €7,615 | — | 82 | 79 |
| rua do Crucifixo | Active | €435,000 | €9,255 | 21.5% | 75 | 78 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 28.4% | 81 | 82 |
| rua General Justiniano Padrel, 12 | Active | €480,000 | €11,429 | 50.1% | 80 | 90 |
| rua do Crucifixo | Active | €435,000 | €9,255 | 21.5% | 75 | 84 |
| Median comp | €457,500 | €9,255 | 21.5% | 78 | 83 |
Long-term rental The property is overpriced at €495,000 compared to a fair value of just €50,358, indicating a significant gap of 89.8%. With a gross yield of only 3.2%, this investment may struggle to provide a reasonable return for long-term rental purposes. Short-term vacation rental With a fair value of €50,358 and a listing price of €495,000, the 89.8% gap suggests that this apartment is overpriced, potentially limiting its attractiveness for short-term vacation rentals. The yield of 3.2% is also insufficient to justify such a high purchase price in a competitive short-term market. Buy-and-hold The buy-and-hold strategy is undermined by the property’s listing price of €495,000, which is far above its fair value of €50,358, reflecting a gap of 89.8%. With a modest gross yield of 3.2%, this investment will likely underperform the expectations associated with a buy-and-hold approach in the long term.
Tenant Default Risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover or default, which could impact cash flow if not managed effectively.
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