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 house of 196 m², built in 2000. Located Arruda dos Vinhos parish, Arruda dos Vinhos municipality, Lisbon district. This house features an upgraded kitchen with direct outdoor access, a barbecue area ideal for entertaining, and a versatile attic currently functioning as a music studio.
The valuation. The asking price of €465,000 is significantly above the fair value of €359,685, resulting in an overpricing of €105,315 (22.6%). This suggests that potential buyers may need to negotiate heavily or walk away altogether.
Fair value modelled at €359,685 from the area baseline, adjusted for condition and location. Asking €465,000 sits €105,315 (22.6%) above — overpriced versus fair value.
Asking €465,000 versus the Arruda dos Vinhos, Arruda dos Vinhos, Lisbon area baseline of €388,276 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 60 · Materials 65 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 59/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Arruda dos Vinhos, Arruda dos Vinhos, Lisbon
Area baseline €388,276 + condition -€42,569 + location +€13,978 = modelled fair value of €359,685 (€1,835/m²), a €105,315 (22.6%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arruda dos Vinhos · 023d1d | Subject | €465,000 | €2,372 | — | 60 | 59 |
| rua Gago Coutinho | Active | €465,000 | €2,372 | 0% | 62 | 68 |
| Arruda dos Vinhos · 49b903 | Active | €950,000 | €3,265 | 37.6% | 70 | 64 |
| rua Recta da Fresca, 76 | Active | €380,000 | €1,727 | 27.2% | 64 | 73 |
| Santiago dos Velhos · 9570c5 | Active | €620,000 | €2,230 | 6.0% | 68 | 68 |
| Median comp | €542,500 | €2,301 | 3.0% | 66 | 68 |
Long-term rental The property is priced at €465,000, which is €105,315 above its fair value of €359,685, indicating it is overpriced. With a gross yield of 0%, investing in this asset for long-term rental income may not meet investor expectations. Commuter housing Similarly, the pricing gap of 22.6% suggests that this house is overpriced for the commuter segment, where affordability is typically a priority. Given the condition score of 61 and neighbourhood rating of 59, it may not attract quality tenants necessary to support its current price point. Buy-and-hold Acquiring this property as a buy-and-hold strategy appears imprudent, given that it is overpriced by €105,315 when compared to its fair value of €359,685. The lacking gross yield of 0% and the neighbourhood dimensions indicate a risk that the appreciation may not justify the initial investment cost.
Economic and Tenant Instability Risk With both economic stability and tenant stability scores at 60/100, the property may experience fluctuations in rental income and tenant retention, increasing the likelihood of financial instability.
