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, 1-bathroom apartment of 64 m², built in 1951, energy rating C. Located on rua Conselheiro Arantes Pedroso, 41, Arroios parish, Lisbon municipality, Lisbon district. This apartment benefits from dual small balconies, enhancing outdoor connectivity and natural ventilation, while its functional layout maximizes the use of 64m², ideal for urban living.
The valuation. The asking price of €450,000 is significantly above the fair value of €48,435, making the property overpriced by €401,565, or 89.2% above fair market expectations.
Fair value modelled at €48,435 from the area baseline, adjusted for condition and location. Asking €450,000 sits €401,565 (89.2%) above — overpriced versus fair value.
Asking €450,000 versus the rua Conselheiro Arantes Pedroso, 41 area baseline of €313,280 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
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.
rua Conselheiro Arantes Pedroso, 41
Area baseline €313,280 + condition +€3,200 + location +€5,555 = modelled fair value of €48,435 (€757/m²), a €401,565 (89.2%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conselheiro Arantes Pedroso, 41 | Subject | €450,000 | €7,031 | — | 75 | 85 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 12.0% | 80 | 85 |
| rua Carlos Reis, 59 | Active | €525,000 | €7,000 | 0.4% | 80 | 82 |
| rua Vale de Santo António | Active | €379,000 | €9,718 | 38.2% | 80 | 84 |
| rua do Vale de Santo António | Active | €379,900 | €6,550 | 6.8% | 83 | 83 |
| Median comp | €379,450 | €6,775 | 3.6% | 80 | 84 |
Long-term rental This property in Arroios is priced at €450,000, significantly exceeding its fair value of €48,435, indicating it's overpriced by 89.2%. Despite the appealing neighborhood score of 85/100, the yield of 3.5% gross does not justify this investment considering the substantial gap from fair value. Short-term vacation rental While the property might attract tourists due to its central location, the listing price of €450,000 far surpasses its fair value of €48,435, marking it as overpriced. The gross yield of 3.5% lacks the potential for strong profitability given the substantial disparity in valuation. Luxury market Entering the luxury market with this property is problematic, as the €450,000 listing price is exorbitantly higher than its fair value of €48,435, categorizing it as overpriced. The condition rating of 78/100 and the neighborhood score of 85/100 might appeal to buyers, but they do not compensate for the extreme overvaluation reflected in the pricing.
Tenant turnover risk With a tenant stability score of 70/100, there is a heightened risk of turnover, which could lead to increased vacancy rates and associated costs.
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