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 110 m², built in 1999, energy rating D. Located on avenida Almirante Reis, 75, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts an impressive 3.5m ceiling height and ornate ceilings, which provide ample opportunity to restore its historic charm while allowing for abundant natural light throughout.
The valuation. The asking price of €475,000 significantly exceeds the fair value of €46,295, placing it at 90.3% over the fair assessment. This suggests the property is overpriced for the current market conditions.
Fair value modelled at €46,295 from the area baseline, adjusted for condition and location. Asking €475,000 sits €428,705 (90.3%) above — overpriced versus fair value.
Asking €475,000 versus the avenida Almirante Reis, 75 area baseline of €538,450 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 60 · Materials 58 · Room dimensions 57). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis, 75
Area baseline €538,450 + condition -€31,453 + location +€9,548 = modelled fair value of €46,295 (€421/m²), a €428,705 (90.3%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis, 75 | Subject | €475,000 | €4,318 | — | 60 | 85 |
| Penha de França · 9374d1 | Active | €368,000 | €5,257 | 21.7% | 61 | 82 |
| Beato · 1e6301 | Active | €415,000 | €4,511 | 4.5% | — | 84 |
| Areeiro · 1e628a | Active | €449,000 | €5,161 | 19.5% | — | 79 |
| avenida Visconde de Valmor, 60 | Active | €372,000 | €5,096 | 18.0% | 60 | 84 |
| Median comp | €393,500 | €5,129 | 18.8% | 61 | 83 |
Long-term rental The 2-bed apartment in Arroios, listed at €475,000, is overpriced with a significant gap of 90.3% compared to its fair value of €46,295. Additionally, while the gross yield of 3.7% may seem appealing, the 57/100 condition rating suggests ongoing maintenance costs that could further impact profitability. Buy-and-hold Acquiring this property for a buy-and-hold strategy is not advisable given its current price status, which is 90.3% above fair value. Despite the strong neighborhood rating of 85/100, the inflated price diminishes long-term capital appreciation potential. Short-term vacation rental Investing in the short-term vacation rental market for this apartment is not a sound decision as it is overpriced by 90.3% relative to its fair value. Although the location in Lisbon city center presents high demand, the financials do not support a profitable short-term rental operation due to the high initial investment required. Not ideal for: Student housing, Industrial investment
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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