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 51 m², built in 1988. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts two balconies offering wide river views, enhancing its appeal as a light-filled urban retreat in a historic building without an elevator.
The valuation. The asking price of €260,000 is significantly above fair value, which sits at €29,292, indicating that the property is overpriced by €230,708 (88.7%). Buy-to-flip angle. The resale strategy would require a minimum uplift in property condition and aesthetic appeal to attract buyers, although the high starting price may hinder profit potential. Buy-to-let angle. With an estimated gross yield of 5.6% and a monthly rental income of approximately €1,213, this apartment could provide solid cash flow for long-term investors despite its current valuation issues.
Fair value modelled at €29,292 from the area baseline, adjusted for condition and location. Asking €260,000 sits €230,708 (88.7%) above — overpriced versus fair value.
Asking €260,000 versus the Arroios, Lisbon, Lisbon area baseline of €249,645 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 65 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €249,645 + condition -€6,375 + location +€4,047 = modelled fair value of €29,292 (€574/m²), a €230,708 (88.7%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · f366a2 | Subject | €260,000 | €5,098 | — | 70 | 82 |
| rua Afonso Galo, 29 | Active | €290,000 | €5,179 | 1.6% | 72 | 90 |
| travessa da Senhora da Glória | Active | €289,000 | €7,225 | 41.7% | 72 | 82 |
| Penha de França · 25f5c3 | Active | €355,000 | €5,820 | 14.2% | 65 | 86 |
| São Vicente · ba3fac | Active | €385,000 | €4,813 | 5.6% | 72 | 87 |
| Median comp | €322,500 | €5,500 | 7.9% | 72 | 87 |
Long-term rental This 2-bed apartment in Arroios, listed at €260,000, is priced significantly above its fair value of €29,292, indicating it is overpriced by 88.7%. Although the yield is a decent 5.6%, the high price diminishes the potential for sustainable long-term rental income in this robust housing market. Buy-and-hold While the central Lisbon location and 82/100 neighborhood rating add appeal, the €260,000 listing price considerably exceeds its fair value, marking it as overpriced. Investors in a buy-and-hold strategy may find limited appreciation potential due to this substantial gap from fair value. Short-term vacation rental Despite the property’s favorable condition score of 67/100 and the attractive location in a vibrant neighborhood, the substantial price of €260,000 suggests the apartment is overpriced by 88.7%. This high entry cost could hinder ROI for short-term vacation rental investments in a competitive market.
[Tenant turnover risk] With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, potentially leading to increased vacancy rates and income instability.
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