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.
3-bedroom, 2-bathroom apartment of 123 m², energy rating D. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment boasts high, embellished ceilings characteristic of 1930s architecture, enhancing the spacious feel while maintaining a blend of modern and traditional design elements.
The valuation. The asking price of €595,000 is substantially above fair value, which stands at €97,135, making the property overpriced by €497,865, or 83.7%. This indicates a mismatch between market perception and real worth.
Fair value modelled at €97,135 from the area baseline, adjusted for condition and location. Asking €595,000 sits €497,865 (83.7%) above — overpriced versus fair value.
Asking €595,000 versus the avenida Almirante Reis area baseline of €602,085 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis
Area baseline €602,085 + condition +€11,723 + location +€9,151 = modelled fair value of €97,135 (€790/m²), a €497,865 (83.7%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €595,000 | €4,837 | — | 78 | 80 |
| rua da Arrábida | Active | €845,000 | €7,222 | 49.3% | 80 | 78 |
| Penha de França · 001bd8 | Active | €575,000 | €5,088 | 5.2% | 76 | 82 |
| largo do Rato | Active | €800,000 | €6,838 | 41.3% | 86 | 90 |
| rua Silveira Peixoto, 13 | Active | €410,000 | €4,457 | 7.9% | 75 | 81 |
| Median comp | €687,500 | €5,963 | 23.3% | 78 | 82 |
Long-term rental The property’s yield of 3.4% gross is relatively low, indicating minimal cash flow potential for a long-term rental strategy. With a significant gap of 83.7% between listing price and fair value, this property is overpriced and may deter long-term tenants seeking value for their money. Short-term vacation rental Although Arroios benefits from its vibrant location, the 83.7% gap from fair value suggests the property is overpriced for a short-term vacation rental strategy. The low gross yield of 3.4% may not justify the investment necessary for optimal short-term rental performance. Buy-and-hold Investing in a buy-and-hold strategy is complicated by the property’s overpricing, as indicated by the substantial 83.7% fair value gap. This overvaluation could result in limited appreciation potential and hinder long-term wealth accumulation. Not ideal for: Student housing Given the high price point and the significant overvaluation, this property is not adequately positioned to meet the budget needs of student tenants. The considerable gap from fair value could limit demand from this demographic, making it a less attractive option for student housing.
Tenant turnover risk A tenant stability score of 70/100 indicates a possibility of higher tenant turnover, which may lead to increased vacancy rates and costs for re-leasing the property.
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