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, 2-bathroom apartment of 106 m², built in 1998, energy rating C. Located on avenida Duque de Ávila, 45E, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers direct access to local amenities, including a supermarket and pharmacy, while benefiting from proximity to public transport and green spaces in the heart of Arroios.
The valuation. The asking price of €870,000 sits significantly above the fair value of €76,645, making it overpriced by €793,355 (91.2%). This indicates a considerable misalignment in valuation based on market fundamentals. Buy-to-flip angle. A resale strategy may not be viable here due to its overpriced status, making potential profits unlikely unless significant market appreciation occurs. A longer holding period would likely be necessary for any value gain. Buy-to-let angle. The estimated rental income of €1,812/month offers a gross yield of 2.5%, which is relatively low for the luxury market. Investors may want to consider potential tenant demand given the central Lisbon location.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Duque de Ávila, 45E | Subject | €870,000 | €8,208 | — | 73 | 84 |
| rua João Chagas | Active | €750,000 | €5,556 | 32.3% | 75 | 80 |
| rua General Firmino Miguel, 12 | Active | €650,000 | €5,603 | 31.7% | 75 | 78 |
| Santo António · b4533c | Active | €610,000 | €5,810 | 29.2% | 75 | 89 |
| rua do Conde de Redondo | Active | €420,000 | €5,250 | 36.0% | 75 | 85 |
| Median comp | €630,000 | €5,580 | 32.0% | 75 | 83 |
Long-term rental The property is overpriced at €870,000, significantly exceeding the fair value of €76,645, resulting in a 91.2% gap. With a low gross yield of 2.5%, the long-term rental strategy may not be viable, as it does not align with investment expectations. Buy-and-hold Given the current valuation, the buy-and-hold strategy seems impractical for this property since it is overpriced compared to its fair value of €76,645, leading to a substantial 91.2% discrepancy. The moderate condition score of 76/100 may not justify this investment in a long-term market context. Luxury market Although located in a desirable area of Arroios, the apartment's asking price of €870,000 is significantly above its fair value of €76,645, indicating that it is overpriced by 91.2%. Investing in the luxury market should involve thorough valuation assessments, and this property does not meet those requirements due to its inflated price. Not ideal for short-term rental The property's pricing at €870,000 contrasts sharply with its fair value of €76,645, marking it as overpriced by a substantial 91.2%. Given these figures, any potential for profitability through short-term rentals is severely compromised by the excessive acquisition cost.
Tenant turnover risk A tenant stability score of 75/100 indicates potential fluctuations in occupancy rates, which may lead to higher vacancy costs and income disruptions.
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