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 130 m², energy rating C. Located on rua Gomes Freire, 183, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's 5th-floor balcony offers unobstructed rooftop views across Lisbon, making it a rare urban retreat in a vibrant city center. Condition Notes: Fully remodeled with high-quality finishes throughout.
The valuation. The asking price of €695,000 sits significantly above the fair value of €97,978, with a staggering discrepancy of €597,022 (85.9%). As such, the property is clearly overpriced.
Fair value modelled at €97,978 from the area baseline, adjusted for condition and location. Asking €695,000 sits €597,022 (85.9%) above — overpriced versus fair value.
Asking €695,000 versus the rua Gomes Freire, 183 area baseline of €636,350 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 85 · Room dimensions 75). 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 Gomes Freire, 183
Area baseline €636,350 + condition +€6,094 + location +€11,284 = modelled fair value of €97,978 (€754/m²), a €597,022 (85.9%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gomes Freire, 183 | Subject | €695,000 | €5,346 | — | 80 | 85 |
| rua de São Bento, 59 | Active | €579,900 | €4,956 | 7.3% | 74 | 80 |
| Misericórdia · 090263 | Active | €485,000 | €7,029 | 31.5% | 76 | 88 |
| rua dos Anjos, 47 | Active | €380,000 | €3,167 | 40.8% | 77 | 80 |
| rua Guerra Junqueiro | Active | €430,000 | €5,513 | 3.1% | 75 | 80 |
| Median comp | €457,500 | €5,235 | 2.1% | 76 | 80 |
Long-term rental The €695,000 asking price significantly exceeds the fair value of €97,978, presenting a gap of 85.9%. With a gross yield of only 3.7%, this property does not align with strong investment returns typically expected in a robust rental market. Short-term vacation rental While Arroios is a well-located area known for tourism, the high asking price of €695,000 versus a fair value of €97,978 suggests the property is overpriced. The potential revenue from short-term rentals may not justify this premium, impacting profitability. Buy-and-hold Investing in this property for long-term appreciation is not advisable, given that it is priced at €695,000 when the fair value is only €97,978. This 85.9% gap indicates that the opportunity for capital growth is unlikely under current market conditions. Not ideal for: Student housing Given its high price relative to fair value, this property is not suited for student housing investments, which typically depend on affordability and yield. The asking price would not attract the average student budget, thereby reducing potential occupancy rates.
Tenant turnover risk: With a tenant stability score of 70/100, there is a notable risk of increased tenant turnover, which can lead to higher vacancy rates and associated costs for the property owner.
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