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, 2-bathroom apartment of 85 m², energy rating E. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a generous-sized sunroom, providing versatile options for additional storage or a dedicated laundry area, enhancing its functional appeal in urban living.
The valuation. The asking price of €458,000 exceeds the fair value of €47,187 by €410,813, positioning this property at an inflated 89.7%. This indicates a significant overvaluation in the current market.
Fair value modelled at €47,187 from the area baseline, adjusted for condition and location. Asking €458,000 sits €410,813 (89.7%) above — overpriced versus fair value.
Asking €458,000 versus the avenida Almirante Reis area baseline of €416,075 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 67 · Materials 65 · Room dimensions 63). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis
Area baseline €416,075 + condition -€13,945 + location +€8,432 = modelled fair value of €47,187 (€555/m²), a €410,813 (89.7%) gap versus the €458,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €458,000 | €5,388 | — | 67 | 90 |
| beco do Mexias, 8-2º | Active | €290,000 | €2,959 | 45.1% | — | 86 |
| Penha de França · f35d33 | Active | €499,000 | €5,544 | 2.9% | — | 83 |
| rua Francisco Metrass, 43 | Active | €725,000 | €6,532 | 21.2% | 53 | 83 |
| calçada de Santo André, 16 | Active | €425,000 | €6,071 | 12.7% | 58 | 83 |
| Median comp | €462,000 | €5,808 | 7.8% | 56 | 83 |
Long-term rental The property in Arroios is overpriced by 89.7% compared to its fair value of €47,187, which indicates a significant misalignment with market expectations. Given a gross yield of 3.8%, the investment potential appears limited in terms of long-term rental profitability. Short-term vacation rental Despite its central location and high neighbourhood score of 90/100, the estimated fair value signals that the property is overpriced by 89.7%. This distortion undermines the viability of short-term vacation rental returns which could be diminished by the high initial investment cost. Luxury market Positioned within a desirable area, this 3-bed apartment is priced at €458,000; however, it is overpriced by 89.7% relative to its fair value. As a result, entering the luxury market with this property risks overextending financially without appropriate returns to justify the expense.
Tenant turnover risk The Tenant stability score of 85/100 indicates there is a moderate risk of tenant turnover, which could impact rental income stability over time.
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