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.
5-bedroom, 2-bathroom apartment of 120 m². Located Arroios parish, Lisbon municipality, Lisbon district. The apartment showcases exquisite original ceiling artwork, adding a unique cultural charm that reflects its historical significance, and offers versatile room layouts for varied lifestyle needs.
The valuation. The asking price of €690,000 is significantly above fair value, which is assessed at €72,066, creating a discrepancy of €617,934 (89.6%). Verdict: overpriced.
Fair value modelled at €72,066 from the area baseline, adjusted for condition and location. Asking €690,000 sits €617,934 (89.6%) above — overpriced versus fair value.
Asking €690,000 versus the Arroios, Lisbon, Lisbon area baseline of €587,400 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 65 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €587,400 + condition -€12,750 + location +€10,416 = modelled fair value of €72,066 (€601/m²), a €617,934 (89.6%) gap versus the €690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 49b817 | Subject | €690,000 | €5,750 | — | 65 | 85 |
| praça José In Arroios | Active | €650,000 | €5,417 | 5.8% | 65 | 91 |
| rua das Janelas Verdes | Active | €869,900 | €4,416 | 23.2% | 70 | 80 |
| rua Professor Sousa da Câmara S / N | Active | €749,000 | €5,806 | 1.0% | 65 | 82 |
| Arroios · 65a696 | Active | €738,000 | €4,731 | 17.7% | 73 | 84 |
| Median comp | €743,500 | €5,074 | 11.8% | 68 | 83 |
Short-term vacation rental The current listing price of €690,000 significantly exceeds the fair value of €72,066, making this strategy impractical due to the 89.6% gap. With a gross yield of only 3.3%, potential returns on short-term vacation rentals in this apartment are likely insufficient to justify the investment. Long-term rental Investing in a long-term rental at this property’s asking price is unwise as it is overpriced compared to its fair value of €72,066, leading to an unsustainable investment model. The gross yield of 3.3% does not offer compelling returns under current market conditions, indicating that rental income would be insufficient to cover acquisition costs. Buy-and-hold With the property priced at €690,000 and a fair value of €72,066, the potential for capital appreciation in the buy-and-hold strategy appears compromised by the significant overvaluation. While the neighbourhood has an impressive score of 85/100, the gross yield of 3.3% suggests that long-term returns could be disappointingly low given the current purchase price.
Tenant turnover risk: With a tenant stability score of 75/100, there is a measurable risk of increased turnover, which could lead to potential vacancy loss and additional costs associated with finding new tenants in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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