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 211 m², built in 1950, energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. This top-floor apartment features a harmonious layout with an abundance of windows, ensuring maximum sunlight exposure throughout the day, complemented by a shared backyard for outdoor relaxation.
The valuation. The asking price of €910,000 is significantly higher than the fair value of €150,940, placing it at €759,060 (83.4%) over the reasonable market value. Thus, it is considered overpriced. Buy-to-flip angle. A resale strategy could involve renovating the property to enhance its appeal and targeting the luxury market, enabling potential sellers to capitalize on demand in Arroios. Buy-to-let angle. With an estimated gross yield of 4.8% and monthly rental income projected at €3,640, a long-term rental strategy could provide stable returns in this vibrant Lisbon neighborhood.
Fair value modelled at €150,940 from the area baseline, adjusted for condition and location. Asking €910,000 sits €759,060 (83.4%) above — overpriced versus fair value.
Asking €910,000 versus the Arroios, Lisbon, Lisbon area baseline of €1,032,845 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 90 · Economic 95 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €1,032,845 + condition +€4,945 + location +€15,175 = modelled fair value of €150,940 (€715/m²), a €759,060 (83.4%) gap versus the €910,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 49b758 | Subject | €910,000 | €4,313 | — | 75 | 79 |
| rua Bartolomeu da Costa, 19 | Active | €850,000 | €4,830 | 12.0% | 72 | 84 |
| rua da Conceição, 109 | Active | €1,200,000 | €6,667 | 54.6% | 75 | 80 |
| rua Quirino da Fonseca, 3 | Active | €712,000 | €6,473 | 50.1% | 73 | 85 |
| rua de Campolide, 75 | Active | €449,000 | €6,324 | 46.6% | 74 | 88 |
| Median comp | €781,000 | €6,399 | 48.4% | 74 | 85 |
Long-term rental The 3-bed apartment in Arroios is overpriced, with a significant gap of 83.4% compared to its fair value of €150,940, making it less attractive for long-term rental investments. While the gross yield of 4.8% may suggest potential, the inflated listing price diminishes its viability as a stable rental opportunity. Short-term vacation rental Given the apartment's considerable overvaluation, entering the short-term vacation rental market with this property poses substantial risk. The yield of 4.8% does not compensate for the 83.4% gap from fair value, indicating a challenging financial outlook in a competitive market. Luxury market Positioned in a vibrant area of Arroios, this property may target the luxury market, but its 83.4% overpricing undermines its appeal to high-end buyers. Despite decent ratings for condition and neighborhood, the unsustainable price point casts doubt on its attractiveness in the luxury segment.
Tenant turnover risk High tenant turnover could arise from a tenant stability score of 85/100, which indicates potential fluctuations in occupancy rates, despite a strong economic stability score of 95/100.
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