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 60 m² on the 2nd floor, built in 2019, energy rating B. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a communal terrace with a small pool, enhancing the outdoor living experience in an urban environment. Location Advantage: Located in a vibrant area with excellent access to public transport and amenities.
The valuation. The asking price of €360,000 sits significantly above the fair value of €49,439, representing an excessive premium of €310,561 (86.3%). This property is considered overpriced, indicating potential challenges in obtaining a return on investment.
Fair value modelled at €49,439 from the area baseline, adjusted for condition and location. Asking €360,000 sits €310,561 (86.3%) above — overpriced versus fair value.
Asking €360,000 versus the avenida Almirante Reis area baseline of €293,700 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 89 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis
Area baseline €293,700 + condition +€7,031 + location +€5,208 = modelled fair value of €49,439 (€824/m²), a €310,561 (86.3%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €360,000 | €6,000 | — | 80 | 85 |
| rua General Justiniano Padrel, 12 | Active | €480,000 | €11,429 | 90.5% | 80 | 90 |
| São Vicente · 6d55a3 | Active | €420,000 | €7,000 | 16.7% | 85 | 85 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 9.1% | 81 | 82 |
| Misericórdia · 09029e | Active | €550,000 | €8,730 | 45.5% | 84 | 86 |
| Median comp | €480,000 | €7,865 | 31.1% | 83 | 86 |
Long-term rental The current listing price of €360,000 represents a significant 86.3% gap from the fair value of €49,439, indicating that the property is overpriced. With a gross yield of only 3.6%, it offers limited potential for positive cash flow in a long-term rental strategy. Buy-and-hold Investing in this property at the listing price would entail acquiring an asset that is significantly overpriced versus its fair value of €49,439. The 3.6% gross yield does not justify the high entry cost for a buy-and-hold investment strategy. Short-term vacation rental Despite the property’s attractiveness in a well-populated area, the listing price reflects an 86.3% premium over the fair value of €49,439, marking it as overpriced. The yield of 3.6% further exacerbates concerns about potential profitability in a short-term vacation rental capacity.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for higher turnover rates, which could impact rental income stability and increase costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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