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, 3-bathroom apartment of 229 m², built in 2009, energy rating C. Located on avenida Defensores de Chaves, 23, Arroios parish, Lisbon municipality, Lisbon district. Exceptional outdoor living space: This apartment features expansive balconies and terraces totaling approximately 25 m², ideal for social gatherings and enjoying Lisbon's vibrant atmosphere in privacy.
The valuation. The asking price of €3,050,000 is significantly above fair value at €187,075, presenting an overvaluation of €2,862,925 (93.9%). This property does not represent a financially sound investment based on current market conditions.
Fair value modelled at €187,075 from the area baseline, adjusted for condition and location. Asking €3,050,000 sits €2,862,925 (93.9%) above — overpriced versus fair value.
Asking €3,050,000 versus the avenida Defensores de Chaves, 23 area baseline of €1,120,955 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Defensores de Chaves, 23
Area baseline €1,120,955 + condition +€28,625 + location +€16,470 = modelled fair value of €187,075 (€817/m²), a €2,862,925 (93.9%) gap versus the €3,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Defensores de Chaves, 23 | Subject | €3,050,000 | €13,319 | — | 82 | 79 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 46.7% | 85 | 78 |
| rua Carolina Michaellis de Vasconcelos | Active | €499,900 | €4,807 | 63.9% | 80 | 81 |
| estrada da Luz | Active | €735,000 | €4,900 | 63.2% | 80 | 79 |
| rua do Loreto, 21 | Active | €795,000 | €4,877 | 63.4% | 80 | 85 |
| Median comp | €765,000 | €4,889 | 63.3% | 80 | 80 |
Long-term rental The 1.2% gross yield suggests limited potential for long-term investors, especially given the substantial gap of 93.9% compared to the fair value of €187,075. With high costs and an overpriced listing of €3,050,000, this apartment may not generate the necessary returns to justify the investment. Buy-and-hold Investing in this property for long-term appreciation could be risky, as the current price of €3,050,000 is significantly above its fair value by 93.9%. Buyers should approach with caution, as the expected growth may not match the inflated purchase price. Short-term vacation rental While the apartment's central Lisbon location is appealing for tourism, the 1.2% yield indicates that the listing at €3,050,000 is overpriced. The high acquisition cost may deter prospective guests and affect the property’s profitability in the competitive short-term rental market.
Tenant turnover risk The tenant stability score of 60/100 suggests that there may be higher turnover rates, which could lead to increased vacancy costs and impact overall cash flow.
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