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 76 m², built in 1909, energy rating E. Located on avenida Almirante Reissituado na Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: Offers a traditional ambiance with high ceilings and original architectural details, creating potential for aesthetic enhancement despite needing modern updates.
The valuation. The asking price of €488,000 is significantly above the fair value of €31,420, making it overpriced by €456,580 (93.6%). Investors should be cautious as this property does not present a sensible financial opportunity.
Fair value modelled at €31,420 from the area baseline, adjusted for condition and location. Asking €488,000 sits €456,580 (93.6%) above — overpriced versus fair value.
Asking €488,000 versus the avenida Almirante Reissituado na Almirante Reis area baseline of €372,020 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 58 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reissituado na Almirante Reis
Area baseline €372,020 + condition -€21,731 + location +€6,031 = modelled fair value of €31,420 (€413/m²), a €456,580 (93.6%) gap versus the €488,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reissituado na Almirante Reis | Subject | €488,000 | €6,421 | — | 58 | 82 |
| Arroios · 1e631e | Active | €385,000 | €5,500 | 14.3% | — | 86 |
| avenida Eng. º Arantes e Oliveira | Active | €330,000 | €3,976 | 38.1% | 60 | 77 |
| travessa das Mónicas, 19 | Active | €325,000 | €5,417 | 15.6% | — | 85 |
| Marvila · 99f4ed | Active | €450,000 | €4,737 | 26.2% | — | 81 |
| Median comp | €357,500 | €5,077 | 20.9% | 60 | 83 |
Long-term rental The 2-bed apartment in Arroios is priced at €488,000, significantly exceeding the fair value of €31,420, indicating that this investment is overpriced. With a low gross yield of 3.3% and concerns about the condition rating of 57/100, this property offers limited potential for long-term rental returns. Short-term vacation rental While Arroios has a neighbourhood score of 82/100, which indicates good amenities, the property’s price of €488,000 against a fair value of €31,420 suggests it is overpriced for a short-term vacation rental. The modest yield of 3.3% does not justify the high initial investment, limiting overall profitability. Buy-and-hold Investing in this Arroios apartment at €488,000, well above its fair value of €31,420, reveals an overpriced situation that could negatively impact long-term gains in a buy-and-hold strategy. The combination of a low yield of 3.3% and a condition rating of 57/100 may hinder capital appreciation over time, making this an unwise buy-and-hold investment choice.
Tenant Default Risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover or default, which could impact cash flow.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
