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, 1-bathroom apartment of 87 m², built in 1899. Located Arroios parish, Lisbon municipality, Lisbon district. Key Features: The apartment is equipped with pre-installation for air conditioning and boasts a spacious 20m² living room, ideal for versatile living arrangements. Location Advantage: Situated in Penha de França, this area is known for its strong real estate appreciation and local amenities.
The valuation. The asking price of €499,900 is significantly above the fair value of €67,833, indicating that the property is overpriced by €432,067 (86.4%). Such a disparity suggests potential challenges in achieving a return on investment.
Fair value modelled at €67,833 from the area baseline, adjusted for condition and location. Asking €499,900 sits €432,067 (86.4%) above — overpriced versus fair value.
Asking €499,900 versus the Arroios, Lisbon, Lisbon area baseline of €425,865 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €425,865 + condition +€7,205 + location +€6,689 = modelled fair value of €67,833 (€780/m²), a €432,067 (86.4%) gap versus the €499,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 1e6294 | Subject | €499,900 | €5,746 | — | 75 | 81 |
| Penha de França · 262122 | Active | €398,000 | €4,795 | 16.5% | 75 | 79 |
| rua Dom Tomás de Melo Breyner | Active | €435,000 | €5,878 | 2.3% | 75 | 78 |
| avenida da Liberdade | Active | €500,000 | €7,937 | 38.1% | 72 | 82 |
| escadas do Monte, 8 | Active | €360,000 | €4,390 | 23.6% | 72 | 85 |
| Median comp | €416,500 | €5,337 | 7.1% | 74 | 81 |
Long-term rental The property is not suitable for long-term rental investment due to its overpriced valuation of €499,900, surpassing the fair value of €67,833 by 86.4%. Even with a gross yield of 3.4%, the risk of overextending investment outweighs potential rental income. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is inadvisable given its significant price gap from fair value, indicating that it is overpriced at €499,900. The current market conditions do not justify a speculative hold, with fundamental factors suggesting limited appreciation potential. Luxury market While the property is located in a desirable area with strong employment and amenities, its excessive pricing at €499,900 makes it unsuitable for entry into the luxury market. The gap from fair value of 86.4% implies that investing in this apartment would not align with luxury market expectations for returns and future valuation appreciation.
Tenant turnover risk The tenant stability score of 80/100 indicates potential fluctuations in occupancy, which could impact rental income.
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