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 65 m², built in 1991, energy rating D. Located on rua Arco do Carvalhão, Campo de Ourique parish, Lisbon municipality, Lisbon district. The apartment features a charming terrace accessible from the kitchen, providing an ideal outdoor space for relaxation or entertaining in the vibrant Campo de Ourique neighborhood.
The valuation. The asking price of €380,000 is significantly above the fair value of €292,281, revealing an overpricing of €87,719 (23.1%). This discrepancy suggests the property is not a favorable investment opportunity at its current listing.
Fair value modelled at €292,281 from the area baseline, adjusted for condition and location. Asking €380,000 sits €87,719 (23.1%) above — overpriced versus fair value.
Asking €380,000 versus the rua Arco do Carvalhão area baseline of €255,970 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 80 · Materials 78 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Arco do Carvalhão
Area baseline €255,970 + condition +€4,570 + location +€31,740 = modelled fair value of €292,281 (€4,497/m²), a €87,719 (23.1%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Arco do Carvalhão | Subject | €380,000 | €5,846 | — | 80 | 81 |
| rua Marcos Portugal, 4 | Active | €550,000 | €8,462 | 44.7% | 80 | 82 |
| rua do Olival, 39 | Active | €330,000 | €4,648 | 20.5% | 75 | 80 |
| Santo António · 4bb849 | Active | €495,000 | €11,000 | 88.2% | 80 | 80 |
| Misericórdia · 4bc671 | Active | €555,000 | €8,409 | 43.8% | 75 | 80 |
| Median comp | €522,500 | €8,436 | 44.3% | 78 | 80 |
Long-term rental This property is overpriced at €380,000 compared to the fair value of €292,281, leading to a significant 23.1% gap that diminishes the overall return potential. While the 4% gross yield may seem appealing, it is inadequate given the current market conditions and property valuation. Short-term vacation rental The investment opportunity is weakened by the property being overpriced by 23.1%, which places its listing price of €380,000 above the fair value of €292,281. Potential yields may not justify the premium price, particularly in a competitive short-term rental market with ample alternatives. Buy-and-hold Given the property's high listing price of €380,000 and a fair value of €292,281, this investment is classified as overpriced, with a 23.1% deviation from the fair market expectation. Although the neighborhood shows decent amenities and quality, the entry price undermines the potential for long-term appreciation and profit. Not ideal for student housing This property does not align with the student housing market due to its overpriced status at €380,000 and a fair value of €292,281, resulting in a notable gap of 23.1%. Furthermore, the urban location, while beneficial for other rental strategies, does not meet the unique demands and price sensitivity of student living accommodations.
Tenant turnover risk High tenant turnover may arise with a tenant stability score of 75/100, indicating a potential for increased vacancy and re-leasing costs.
