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.
1-bedroom, 1-bathroom apartment of 70 m², energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a high ceiling of 2.90m and an exclusive-use patio with direct street access, enhancing both space and privacy in an urban setting.
The valuation. The asking price of €418,000 is significantly above the fair value of €55,382, representing an overpricing of €362,618 (86.8%). This suggests the property is not aligned with market expectations for similar units in the area.
Fair value modelled at €55,382 from the area baseline, adjusted for condition and location. Asking €418,000 sits €362,618 (86.8%) above — overpriced versus fair value.
Asking €418,000 versus the Arroios, Lisbon, Lisbon area baseline of €342,650 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €342,650 + condition +€5,906 + location +€6,076 = modelled fair value of €55,382 (€791/m²), a €362,618 (86.8%) gap versus the €418,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 6d5259 | Subject | €418,000 | €5,971 | — | 78 | 85 |
| rua do Vale de Santo António, 161 | Active | €330,000 | €5,500 | 7.9% | 76 | 80 |
| Marvila · 4baba5 | Active | €420,000 | €5,385 | 9.8% | 80 | 80 |
| rua do Vale de Santo António, 161 | Active | €330,000 | €6,600 | 10.5% | 70 | 83 |
| rua Gervásio Lobato, 18 | Active | €375,000 | €6,579 | 10.2% | 76 | 76 |
| Median comp | €352,500 | €6,040 | 1.1% | 76 | 80 |
Long-term rental This 1-bed apartment in Arroios, listed at €418,000, presents a significant gap of 86.8% compared to its fair value of €55,382, indicating it is overpriced. With a gross yield of only 3.2%, the investment does not align with the potential returns typical of the Lisbon rental market. Buy-and-hold The current asking price of €418,000 for the apartment reveals an alarming deviation from its fair value of €55,382, suggesting it is overpriced and unlikely to appreciate in the short to medium term. Holding onto this asset may lead to long-term financial disappointment given the low yield of 3.2% in a competitive housing market. Short-term vacation rental Although demand for short-term rentals in central Lisbon is strong, the listing price of €418,000 excessively overshoots the fair value of €55,382, labeling it as overpriced. The expected yield of 3.2% falls short of what investors typically seek in the short-term rental segment in high-demand areas.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate likelihood of tenant turnover, which could negatively impact rental income and overall cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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