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 52 m², built in 1880, energy rating F. Located on rua Conselheiro Arantes Pedroso, 49, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment showcases a unique mural by artist Sophia Vigne Welsh, adding a contemporary artistic touch to the vibrant living space, while also retaining original Pombaline architectural elements.
The valuation. The asking price of €335,000 is significantly above the fair value of €42,609, resulting in a staggering €292,391 premium (87.3%). This property is clearly overpriced.
Fair value modelled at €42,609 from the area baseline, adjusted for condition and location. Asking €335,000 sits €292,391 (87.3%) above — overpriced versus fair value.
Asking €335,000 versus the rua Conselheiro Arantes Pedroso, 49 area baseline of €254,540 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 87 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 100 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Conselheiro Arantes Pedroso, 49
Area baseline €254,540 + condition +€6,500 + location +€3,869 = modelled fair value of €42,609 (€819/m²), a €292,391 (87.3%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conselheiro Arantes Pedroso, 49 | Subject | €335,000 | €6,442 | — | 80 | 80 |
| avenida Almirante Reis S / N | Active | €465,000 | €5,167 | 19.8% | 82 | 85 |
| beco do Imaginário | Active | €305,000 | €5,083 | 21.1% | 80 | 83 |
| Campo de Ourique · 0900ea | Active | €450,000 | €5,357 | 16.8% | 80 | 82 |
| rua do Paraíso, 106 | Active | €390,000 | €6,094 | 5.4% | 78 | 81 |
| Median comp | €420,000 | €5,262 | 18.3% | 80 | 83 |
Long-term rental The 1-bed apartment in Arroios, priced at €335,000, is significantly above its fair value of €42,609, resulting in an 87.3% gap. Given the yield of 4% gross and the property being overpriced, long-term rental may not be a sustainable strategy in this market. Buy-and-hold This property offers a gross yield of 4%, but considering its fair value is just €42,609 against a listing price of €335,000, it represents a poor buy-and-hold investment. The significant discrepancy indicates that potential appreciation may not justify the current pricing. Short-term vacation rental Despite Arroios being a desirable location in central Lisbon, the current price of €335,000 is inflated when compared to its fair value of €42,609. The short-term vacation rental market may not yield satisfactory returns due to the property being overpriced relative to its true worth.
Economic downturn risk A slight decrease in economic stability from 90/100 to 80/100 could lead to higher vacancy rates or lower rental income.
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