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 126 m², energy rating C. Located on rua Cidade de Liverpool, 4, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy features: The apartment includes approximately 35 m² of private outdoor space, creating a tranquil oasis in the heart of Lisbon, perfect for relaxation and entertaining friends.
The valuation. The asking price of €498,000 sits significantly above the fair value of €89,694, indicating a staggering €408,306 or 82.0% discrepancy. This property is considered overpriced based on current market assessments.
Fair value modelled at €89,694 from the area baseline, adjusted for condition and location. Asking €498,000 sits €408,306 (82.0%) above — overpriced versus fair value.
Asking €498,000 versus the rua Cidade de Liverpool, 4 area baseline of €616,770 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Liverpool, 4
Area baseline €616,770 + condition +€1,575 + location +€9,999 = modelled fair value of €89,694 (€712/m²), a €408,306 (82.0%) gap versus the €498,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Liverpool, 4 | Subject | €498,000 | €3,952 | — | 73 | 82 |
| rua Marquesa de Alorna | Active | €485,000 | €5,511 | 39.4% | 75 | 83 |
| jardim de Arroi | Active | €599,000 | €5,076 | 28.4% | 72 | 78 |
| Penha de França · 9372da | Active | €549,000 | €7,732 | 95.6% | 76 | 84 |
| rua do Paraíso | Active | €360,000 | €6,545 | 65.6% | 77 | 80 |
| Median comp | €517,000 | €6,028 | 52.5% | 76 | 82 |
Long-term rental The property presents a significant gap of 82.0% against its fair value of €89,694, indicating that it is overpriced in terms of long-term rental viability. Given the current yield of 0% gross, investing in this apartment for a stable rental income does not align with prudent financial strategy. Short-term vacation rental With a fair value of only €89,694, the property's listing price of €498,000 suggests it is overpriced for the short-term vacation rental market. Additionally, achieving profitability in this segment is challenging, especially with a 0% yield and significant purchase cost relative to potential revenue. Value-add renovation Although the apartment has a decent condition rating of 76/100, the high acquisition cost makes any renovation strategy unsustainable and the property remains overpriced at €498,000. The market in Arroios does offer potential for improvement, yet the disparity between market value and fair value limits the viability of renovation investments. Not ideal for student housing The property’s high price point of €498,000, significantly above its fair value, does not support its use as student housing in a competitive rental market where affordability is key. Given the yield of 0% gross, targeting student tenants would not be feasible in this overpriced scenario. Not ideal for luxury market Despite being in a desirable neighborhood, the property is overpriced at €498,000 compared to its fair value of €89,694, making it unsuitable for positioning in the luxury market. Luxury buyers typically seek high-value additions, which are hindered by the significant pricing gap.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for high tenant turnover, which could disrupt cash flow and increase vacancy costs.
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