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.
1-bedroom, 1-bathroom apartment of 65 m², built in 2014, energy rating B. Located on avenida Praia da Vitória, Arroios parish, Lisbon municipality, Lisbon district. This property offers an integrated modern kitchen with high-end appliances and solar panels for energy savings, enhancing both luxury and sustainability in urban living.
The valuation. The asking price of €495,000 is significantly above the fair value of €49,706, with an overvaluation of €445,294 (90.0%). This pricing indicates the property is overpriced in a competitive market.
Fair value modelled at €49,706 from the area baseline, adjusted for condition and location. Asking €495,000 sits €445,294 (90.0%) above — overpriced versus fair value.
Asking €495,000 versus the avenida Praia da Vitória area baseline of €318,175 (€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 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Praia da Vitória
Area baseline €318,175 + condition +€4,570 + location +€4,836 = modelled fair value of €49,706 (€765/m²), a €445,294 (90.0%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Praia da Vitória | Subject | €495,000 | €7,615 | — | 75 | 80 |
| rua das Beatas, 16 | Active | €420,000 | €5,600 | 26.5% | 78 | 85 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 28.4% | 81 | 82 |
| rua General Justiniano Padrel, 12 | Active | €480,000 | €11,429 | 50.1% | 80 | 90 |
| Santa Maria Maior · 6fb845 | Active | €419,900 | €6,460 | 15.2% | 75 | 86 |
| Median comp | €450,000 | €6,030 | 20.8% | 79 | 86 |
Long-term rental The property is priced at €495,000, which is a striking 90.0% above its fair value of €49,706, indicating it is overpriced for long-term rental potential. With a gross yield of only 3.2% and a condition score of 80/100, the financial returns may not justify the investment. Buy-and-hold Given the high asking price relative to its fair value, investing in this property as a buy-and-hold strategy appears unfavorable. The modest yield of 3.2% and an overvaluation of 90.0% compromise the long-term capital appreciation expectations. Family rental The property’s location near Lisbon's city center offers good access to amenities, but its significant overvaluation at €495,000 undermines its attractiveness as a family rental investment. The yield of 3.2% is further evidence that the property might not meet family rental expectations in terms of financial performance.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could affect rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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