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, 2-bathroom apartment of 156 m², built in 2001, energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. Unique Feature: Fully reinforced central beam system enhances seismic stability, and renovated balconies with robust concrete structures ensure both safety and modern aesthetics in a historical location.
The valuation. The asking price of €738,000 sits significantly above the fair value of €104,511, representing an excess of €633,489 (85.8%). This property is therefore considered overpriced.
Fair value modelled at €104,511 from the area baseline, adjusted for condition and location. Asking €738,000 sits €633,489 (85.8%) above — overpriced versus fair value.
Asking €738,000 versus the Arroios, Lisbon, Lisbon area baseline of €763,620 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 73 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 89 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €763,620 + condition -€5,363 + location +€13,154 = modelled fair value of €104,511 (€670/m²), a €633,489 (85.8%) gap versus the €738,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 65a696 | Subject | €738,000 | €4,731 | — | 73 | 84 |
| rua Leite de Vasconcelos S / N | Active | €469,000 | €4,690 | 0.9% | 72 | 84 |
| Penha de França · ba3d67 | Active | €499,000 | €5,544 | 17.2% | 70 | 90 |
| rua Quirino da Fonseca, 3 | Active | €712,000 | €6,473 | 36.8% | 73 | 85 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 21.5% | 65 | 85 |
| Median comp | €594,500 | €5,647 | 19.4% | 71 | 85 |
Long-term rental The property in Arroios is overpriced at €738,000, with a substantial gap of 85.8% from its fair value of €104,511. At a gross yield of 3.3% and a condition score of 73/100, it does not present a compelling case for long-term rental investment. Family rental With current pricing significantly above the fair market value, this 4-bed apartment is not an attractive option for family rental. The neighbourhood's high rating of 84/100 does not offset the considerable underperformance in yield and value alignment. Buy-and-hold Investing in this property as a buy-and-hold strategy is ill-advised given its current listing price, which significantly exceeds the fair value. While the neighbourhood offers decent amenities, the 85.8% gap from fair value poses a substantial risk for long-term appreciation in this investment. Not ideal for: Short-term rental, Student housing
Economic downturn risk: Despite a high economic stability score of 90/100, potential economic downturns could still impact rental income, especially with a tenant stability score of 80/100 suggesting some vulnerability to tenant turnover.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
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.
Free — sign in to request
