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.
4-bedroom, 1-bathroom apartment of 92 m². Located on rua de Arroios, Arroios parish, Lisbon municipality, Lisbon district. Two Independent Entrances: The apartment features two entrances, allowing for potential dual occupancy or dedicated workspace without disrupting the living areas inside.
The valuation. The asking price of €420,000 is significantly above the fair value of €43,166, marking it as overpriced by €376,834 (89.7%). This disparity suggests buyers may need to tread carefully.
Fair value modelled at €43,166 from the area baseline, adjusted for condition and location. Asking €420,000 sits €376,834 (89.7%) above — overpriced versus fair value.
Asking €420,000 versus the rua de Arroios area baseline of €450,340 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 55 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua de Arroios
Area baseline €450,340 + condition -€23,000 + location +€9,126 = modelled fair value of €43,166 (€469/m²), a €376,834 (89.7%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Arroios | Subject | €420,000 | €4,565 | — | 55 | 90 |
| rua Dom Domingos Jardo | Active | €270,000 | €2,842 | 37.7% | — | 79 |
| rua das Adelas S / N | Active | €280,000 | €4,590 | 0.5% | — | 83 |
| Penha de França · 65a796 | Active | €350,000 | €5,645 | 23.7% | 58 | 81 |
| Arroios · ba3d18 | Active | €950,000 | €7,917 | 73.4% | 65 | 82 |
| Median comp | €315,000 | €5,118 | 12.1% | 62 | 82 |
Long-term rental The 4-bed apartment in Arroios is overpriced at €420,000, with a fair value of only €43,166, indicating a substantial gap of 89.7%. Given its 4.5% gross yield and fair condition score of 59/100, long-term rentals may not provide adequate returns for investors. Short-term vacation rental With a listing price significantly exceeding its fair value, the Arroios property is overpriced at €420,000, leading to concerns about potential profitability in the short-term rental market. Despite the area’s appeal and high tenant quality, the economic rationale is weakened by the 89.7% valuation gap. Luxury market The current listing of €420,000 makes this 4-bed apartment in Arroios overpriced when compared to its fair value of €43,166, reflecting a concerning 89.7% disparity. Although the neighborhood boasts a high rating of 90/100, the excessive price is a deterrent for entry into the luxury market segment. Student housing The 4-bed apartment's valuation at €420,000 positions it as overpriced relative to its fair value of €43,166, suggesting a lack of financial viability for student housing investments. Given the high price point and the property’s condition, it is not an ideal selection for this market segment.
Tenant turnover risk The tenant stability score of 80/100 indicates a moderate risk of tenant turnover, which could impact rental income stability.
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