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.
5-bedroom, 2-bathroom apartment of 120 m², built in 1907, energy rating D. Located on praça José In Arroios, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property features elaborately worked ceilings and versatile rooms that can be utilized as additional bedrooms, office spaces, or reading rooms, enhancing its livability and charm.
The valuation. The asking price of €650,000 is significantly above the fair value of €73,477, marking an overpricing of €576,523 (88.7%). This valuation indicates a serious mismatch between market expectations and actual worth.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça José In Arroios | Subject | €650,000 | €5,417 | — | 65 | 91 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 6.2% | 65 | 85 |
| rua Professor Sousa da Câmara S / N | Active | €749,000 | €5,806 | 7.2% | 65 | 82 |
| rua das Janelas Verdes | Active | €869,900 | €4,416 | 18.5% | 70 | 80 |
| Arroios · 65a696 | Active | €738,000 | €4,731 | 12.7% | 73 | 84 |
| Median comp | €743,500 | €5,241 | 3.3% | 68 | 83 |
Long-term rental This property, priced at €650,000, is significantly overpriced with a fair value of only €73,477, indicating a substantial gap of 88.7%. The yield of 3.5% gross does not justify this price point, particularly given that the property's condition is rated 68/100, which suggests additional investment may be necessary for optimal rental appeal. Buy-and-hold Investing in this 5-bed apartment in Arroios is not advisable as it is overpriced at €650,000, well above its fair value of €73,477, leading to a staggering 88.7% gap. Even though the neighborhood rating is high at 91/100, the current pricing does not align with the long-term appreciation expectations needed for a successful buy-and-hold strategy. Luxury market Although Arroios has a vibrant neighborhood rating of 91/100, this property is mispriced at €650,000 compared to its fair market value of €73,477—an 88.7% discrepancy. High asking prices in the luxury segment must correlate with superior property conditions and amenities, which this apartment lacks, as evidenced by its 68/100 condition score.
Tenant turnover risk: Despite high tenant stability scores of 90/100, there's still a risk of unexpected turnover impacting cash flow if even a small percentage of tenants decide to vacate.
