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, 1-bathroom apartment of 93 m², energy rating D. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts custom-built floor-to-ceiling craft library in the second bedroom and embedded wall heating for enhanced comfort without compromising aesthetic appeal.
The valuation. The asking price of €545,000 significantly exceeds the fair value estimate of €66,554 by €478,446, indicating that the property is overpriced at 87.8% above its fair market value.
Fair value modelled at €66,554 from the area baseline, adjusted for condition and location. Asking €545,000 sits €478,446 (87.8%) above — overpriced versus fair value.
Asking €545,000 versus the avenida Almirante Reis area baseline of €455,235 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis
Area baseline €455,235 + condition +€1,744 + location +€7,150 = modelled fair value of €66,554 (€716/m²), a €478,446 (87.8%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €545,000 | €5,860 | — | 74 | 81 |
| Santa Maria Maior · 420007 | Active | €595,000 | €7,256 | 23.8% | 75 | 86 |
| São Vicente · 08ff86 | Active | €345,000 | €6,273 | 7.0% | 72 | 83 |
| rua Cidade da Horta S / N | Active | €350,000 | €6,034 | 3.0% | 72 | 84 |
| Penha de França · 956d25 | Active | €379,900 | €7,449 | 27.1% | 74 | 87 |
| Median comp | €364,950 | €6,765 | 15.4% | 73 | 85 |
Long-term rental The property in Arroios is priced at €545,000, which represents an 87.8% premium over its fair value of €66,554, indicating that it is overpriced for a long-term rental strategy. With a gross yield of only 3% and a condition rating of 76/100, this investment is unlikely to generate satisfactory returns over the long term. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy is challenging as its listing price of €545,000 significantly exceeds the fair value of €66,554, marking it as overpriced. With limited growth potential reflected by a yield of 3% and condition rating, the financial upside does not justify the initial investment. Family rental While Arroios has a decent neighborhood score of 81/100, the asking price of €545,000 makes this property overpriced for a family rental strategy relative to its fair value of €66,554. The annual gross yield of 3% suggests that there may be insufficient rental income to cover the high cost of occupancy for families seeking stability. Not ideal for: Student housing, Short-term vacation rental, Value-add renovation
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and lost rental income.
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