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.
4-bedroom, 3-bathroom apartment of 195 m², built in 1990, energy rating C. Located on alameda Dom Afonso Henriques, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This high-floor apartment features a spacious balcony with unobstructed views of the iconic Lisbon skyline, including the two bridges and Sintra Mountains, enhancing its appeal as a luxurious urban retreat.
The valuation. The asking price of €1,300,000 is significantly above the fair value of €160,267, representing an overvaluation of €1,139,733 (87.7%). This property cannot be considered a sound investment based on price alone.
Fair value modelled at €160,267 from the area baseline, adjusted for condition and location. Asking €1,300,000 sits €1,139,733 (87.7%) above — overpriced versus fair value.
Asking €1,300,000 versus the alameda Dom Afonso Henriques area baseline of €954,525 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 85 · Materials 90 · Room dimensions 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
alameda Dom Afonso Henriques
Area baseline €954,525 + condition +€24,375 + location +€14,992 = modelled fair value of €160,267 (€822/m²), a €1,139,733 (87.7%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Dom Afonso Henriques | Subject | €1,300,000 | €6,667 | — | 85 | 81 |
| Campo de Ourique · 023b11 | Active | €2,095,000 | €9,109 | 36.6% | 76 | 83 |
| avenida Marquês de Tomar, 92C | Active | €1,700,000 | €8,586 | 28.8% | 80 | 81 |
| avenida Defensores de Chaves, 23 | Active | €3,050,000 | €13,319 | 99.8% | 82 | 79 |
| avenida da Liberdade, 2 | Active | €3,180,000 | €9,381 | 40.7% | 80 | 85 |
| Median comp | €2,572,500 | €9,245 | 38.7% | 80 | 82 |
Long-term rental The property in Arroios, Lisbon, presents an unattractive investment opportunity for long-term rentals, as it is priced at €1,300,000, which is an 87.7% premium over its fair value of €160,267. With a low gross yield of 2.2%, the substantial overvaluation diminishes the potential for consistent, lucrative rental income. Short-term vacation rental As a short-term vacation rental, the apartment's positioning in central Lisbon offers some visibility, yet the price tag of €1,300,000 makes it significantly overpriced compared to its fair value of €160,267. With an annual gross yield of merely 2.2%, the investment returns do not align with the elevated purchase cost, reducing overall profitability. Buy-and-hold The buy-and-hold strategy for this Arroios property is questionable, given its listing price of €1,300,000, which is a staggering 87.7% above the fair value of €160,267. The low gross yield of 2.2% further highlights that holding the property may not yield financial appreciation commensurate with the purchase price, categorizing it as a poor long-term investment. Not ideal for: Student housing The apartment's value, significantly overpriced at €1,300,000, does not lend itself well to student housing, where affordability is crucial. Therefore, the disparity between market expectations and the property's listing makes it an unsuitable choice for this demographic.
Tenant Default Risk With a tenant stability score of 70/100, there is a potential risk of tenant turnover or default that could impact cash flow and increase vacancy rates.
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