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, 3-bathroom apartment of 118 m². Located on praça do Rossio, Arroios parish, Lisbon municipality, Lisbon district. This triplex apartment offers stunning city views and is steps away from iconic attractions, enhancing both its charm and potential for short-term rental opportunities.
The valuation. The asking price of €490,000 is significantly above the fair value of €89,194, leaving a discrepancy of €400,806 (81.8%). This property is considered overpriced and not a viable investment opportunity.
Fair value modelled at €89,194 from the area baseline, adjusted for condition and location. Asking €490,000 sits €400,806 (81.8%) above — overpriced versus fair value.
Asking €490,000 versus the praça do Rossio area baseline of €577,610 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praça do Rossio
Area baseline €577,610 + condition +€6,084 + location +€9,950 = modelled fair value of €89,194 (€756/m²), a €400,806 (81.8%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Rossio | Subject | €490,000 | €4,153 | — | 76 | 84 |
| Beato · 6d5133 | Active | €440,000 | €6,667 | 60.5% | 74 | 76 |
| Estrela · 6d55d7 | Active | €765,000 | €6,955 | 67.5% | 74 | 84 |
| Misericórdia · 49b8e7 | Active | €625,000 | €7,102 | 71.0% | 80 | 84 |
| rua das Madres, 102 | Active | €635,000 | €5,773 | 39.0% | 85 | 80 |
| Median comp | €630,000 | €6,811 | 64.0% | 77 | 82 |
Long-term rental This 2-bed apartment in Arroios is priced at €490,000, significantly exceeding its fair value of €89,194 by 81.8%, indicating that it is overpriced for long-term rental potential. Although the yield of 5.5% is decent given the neighborhood's strong economic base and high demand, the high price may deter stable tenancy and cash flow viability. Luxury market With a listing price of €490,000, this apartment does not align with luxury market expectations given its fair value of only €89,194, marking it as overpriced. Despite the neighborhood's overall appeal and ratings for condition and amenities, the price likely overshoots what the luxury segment will bear in this central location. Short-term vacation rental The listing at €490,000 against a fair value of €89,194 suggests that this property is overpriced for the short-term vacation rental market. While the area has strong tourist appeal and potential, the excessive price point is likely to hinder competitive positioning in the lucrative short-term rental sector.
Economic Overdependence Risk The property may face challenges due to a high economic stability score of 85/100, which suggests that underlying economic conditions might be heavily influencing tenant stability at 75/100, potentially leading to vulnerabilities in occupancy rates during economic downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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