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 102 m², built in 2005, energy rating D. Located Arruda dos Vinhos parish, Arruda dos Vinhos municipality, Lisbon district. Noteworthy Features: The apartment includes a living room with a fireplace, enhancing the ambiance, and a spacious 15 m² storage room in the basement for added convenience.
The valuation. The asking price of €289,900 sits €70,865 (24.4%) above the fair value of €219,035, indicating that the property is overpriced. This premium suggests a lack of market alignment for prospective buyers.
Fair value modelled at €219,035 from the area baseline, adjusted for condition and location. Asking €289,900 sits €70,865 (24.4%) above — overpriced versus fair value.
Asking €289,900 versus the Arruda dos Vinhos, Arruda dos Vinhos, Lisbon area baseline of €248,778 (€2,439/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 68 · Economic 72 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Arruda dos Vinhos, Arruda dos Vinhos, Lisbon
Area baseline €248,778 + condition +€0 + location +€16,973 = modelled fair value of €219,035 (€2,147/m²), a €70,865 (24.4%) gap versus the €289,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arruda dos Vinhos · 4bc5ef | Subject | €289,900 | €2,842 | — | 72 | 71 |
| praceta Engenhero Mário Gaspar, 7 | Active | €350,000 | €3,398 | 19.6% | 74 | 64 |
| avenida Dom Afonso Henriques | Active | €285,000 | €3,065 | 7.8% | 75 | 64 |
| praceta Ladislau Batalha, 6 | Active | €310,000 | €2,067 | 27.3% | 74 | 65 |
| rua Augusto Domingos da Lage | Active | €385,000 | €2,225 | 21.7% | 78 | 63 |
| Median comp | €330,000 | €2,645 | 6.9% | 75 | 64 |
Long-term rental The property is currently overpriced by 24.4% compared to its fair value of €219,035, limiting its potential for a profitable long-term rental strategy. The low gross yield of 2.7% further underscores the reduced financial viability in the current market conditions. Family rental As a family rental, the property is overpriced by 24.4%, making it less appealing in a market where families may seek more affordable options. The neighborhood scores a moderate 71/100, suggesting that potential tenants may prioritize value over quality in their rental decisions. Buy-and-hold With a current listing price of €289,900, which is 24.4% over its fair value, this property does not present a compelling buy-and-hold opportunity. The modest condition score of 75/100 and low yield indicate that any long-term appreciation may not justify the high initial investment.
Tenant turnover risk With a tenant stability score of 75/100, the property may experience moderate tenant turnover, potentially leading to unexpected vacancy periods and associated costs.
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