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 75 m², energy rating D. Located on rua Gomes Freire, 121, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a converted office space, offering versatility for remote work or study, and is situated in a central location, a short walk from Saldanha and Picoas.
The valuation. The asking price of €289,000 is significantly above the fair value of €22,569, representing a 92.2% overvaluation. This high asking price suggests that the property is not priced competitively in the current market.
Fair value modelled at €22,569 from the area baseline, adjusted for condition and location. Asking €289,000 sits €266,431 (92.2%) above — overpriced versus fair value.
Asking €289,000 versus the rua Gomes Freire, 121 area baseline of €367,125 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 (Condition 45 · Materials 55 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Gomes Freire, 121
Area baseline €367,125 + condition -€29,883 + location +€5,952 = modelled fair value of €22,569 (€301/m²), a €266,431 (92.2%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gomes Freire, 121 | Subject | €289,000 | €3,853 | — | 45 | 82 |
| avenida Visconde de Valmor, 60 | Active | €372,000 | €5,096 | 32.2% | 60 | 84 |
| rua Doutor António Martins, 23 | Active | €475,000 | €6,985 | 81.3% | 60 | 82 |
| São Vicente · 82c702 | Active | €290,000 | €4,677 | 21.4% | 50 | 92 |
| rua Barão Sabrosa | Active | €340,000 | €5,763 | 49.6% | 42 | 83 |
| Median comp | €356,000 | €5,430 | 40.9% | 55 | 84 |
Long-term rental The 2-bed apartment in Arroios commands a gross yield of 5.6%, however, the property's listing price of €289,000 is significantly above the fair value of €22,569, indicating it is overpriced by 92.2%. Given the neighborhood's strong amenities, the demand may remain, but the sagging condition rated at 50/100 suggests potential costly renovations ahead. Short-term vacation rental While the location in central Lisbon is attractive for tourists, the stark difference between the listing price and fair value shows the apartment is overpriced at €289,000 compared to its fair value of €22,569. The 5.6% gross yield offers some return potential, but the overall investment may struggle due to high entry cost and the relatively low condition score of 50/100. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not appealing, as the property is overpriced at €289,000, far exceeding its fair value of €22,569 by 92.2%. The decent neighborhood rating of 82/100 may lead to long-term appreciation, yet the significant entry price poses challenges to achieving a favorable return on investment. Not ideal for student housing This property is clearly overpriced at €289,000 against a fair value of €22,569, making it less financially viable for student housing purposes. With a lower condition rating of 50/100, the inherent costs to make the apartment suitable for students add to the financial burden, further heightening the risk of investment in this segment.
Tenant turnover risk The tenant stability score of 80/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and rental income instability.
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