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, 2-bathroom apartment of 217 m². Located on rua Cândido dos Reis, 178, Arruda dos Vinhos parish, Arruda dos Vinhos municipality, Lisbon district. Private outdoor space of 65.80 m² enhances investment potential in a rapidly growing area.
The valuation. The asking price of €550,000 is significantly above the fair value of €253,710, representing a premium of €296,290 or 53.9%. The property is therefore deemed overpriced.
Fair value modelled at €253,710 from the area baseline, adjusted for condition and location. Asking €550,000 sits €296,290 (53.9%) above — overpriced versus fair value.
Asking €550,000 versus the rua Cândido dos Reis, 178 area baseline of €429,877 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 20/100 (Condition 18 · Materials 15 · Room dimensions 28). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Cândido dos Reis, 178
Area baseline €429,877 + condition -€186,484 + location +€10,317 = modelled fair value of €253,710 (€1,169/m²), a €296,290 (53.9%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cândido dos Reis, 178 | Subject | €550,000 | €2,535 | — | 18 | 56 |
| Arruda dos Vinhos · 4bc5ef | Active | €289,900 | €2,842 | 12.1% | 72 | 71 |
| avenida Dom Afonso Henriques | Active | €285,000 | €3,065 | 20.9% | 75 | 64 |
| Arruda dos Vinhos · 023d1d | Active | €465,000 | €2,372 | 6.4% | 60 | 59 |
| praceta Engenhero Mário Gaspar, 7 | Active | €350,000 | €3,398 | 34.1% | 74 | 64 |
| Median comp | €319,950 | €2,954 | 16.5% | 73 | 64 |
Long-term rental The property, listed at €550,000, presents a significant gap of 53.9% above its fair value of €253,710, indicating that it is overpriced. Additionally, with a gross yield of 0% and a lower neighbourhood score of 56/100, it lacks the potential to attract quality tenants in the long-term rental market. Value-add renovation Although the apartment has potential for improvement, its current condition rating of 20/100 signifies extensive work is required to enhance its value. With the property being priced significantly above fair value and located in a peripheral area, the expected return from renovation is unlikely to justify the investment. Not ideal for luxury market Given the property's substantial price tag and its overvaluation, it does not align with the luxury market demands. The rural and commuter-dependent characteristics detract from its appeal, making it a less attractive option for high-end buyers. Not ideal for short-term vacation rental The location's peripheral status and a neighbourhood rating of only 56/100 suggest that it would not be competitive in the short-term vacation rental market. Furthermore, with a gross yield of 0%, potential returns are not promising enough to attract interest in this sector.
Economic Vulnerability With an economic stability score of 45/100, the property's investment may be at risk due to potential market downturns and lower demand. Tenant Instability A tenant stability score of 55/100 suggests possible fluctuations in occupancy rates, impacting rental income reliability.
