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.
4-bedroom, 5-bathroom apartment of 301 m², built in 1945. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes access to a communal pool and offers two closed garage parking spaces, a rare convenience in central Lisbon. Condition Notes: The property showcases high-quality marble flooring and sophisticated architectural details, enhancing its modern elegance.
The valuation. The asking price of €1,995,000 sits significantly above fair value of €248,879, marking an overvaluation of €1,746,121 (87.5%). Consequently, this property is deemed overpriced and may not represent a wise investment choice.
Fair value modelled at €248,879 from the area baseline, adjusted for condition and location. Asking €1,995,000 sits €1,746,121 (87.5%) above — overpriced versus fair value.
Asking €1,995,000 versus the Arroios, Lisbon, Lisbon area baseline of €1,473,395 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 90 · Materials 89 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 95 · Economic 90 · Tenant Quality 69). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €1,473,395 + condition +€37,625 + location +€24,634 = modelled fair value of €248,879 (€827/m²), a €1,746,121 (87.5%) gap versus the €1,995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · ba5701 | Subject | €1,995,000 | €6,628 | — | 90 | 83 |
| Santa Maria Maior · 02375f | Active | €3,180,000 | €10,000 | 50.9% | 76 | 78 |
| Santo António · 420168 | Active | €1,750,000 | €7,955 | 20.0% | 80 | 86 |
| Santo António · 49b6b9 | Active | €1,800,000 | €6,040 | 8.9% | 88 | 84 |
| avenida da Liberdade, 2 | Active | €3,180,000 | €9,381 | 41.5% | 80 | 85 |
| Median comp | €2,490,000 | €8,668 | 30.8% | 80 | 85 |
Long-term rental The 4-bed apartment in Arroios is priced at €1,995,000, which is significantly higher than its fair value of €248,879, indicating an 87.5% gap and leading to the conclusion that it is overpriced. Despite a strong rental yield of 4.6%, the excessive listing price diminishes its attractiveness for long-term rental investment. Short-term vacation rental With an asking price of €1,995,000 compared to a fair value of €248,879, the property shows an alarming 87.5% discrepancy, categorizing it as overpriced. Although the central location supports strong demand for vacation rentals, the current valuation poses a considerable risk for this investment strategy. Buy-and-hold This apartment's listing at €1,995,000 starkly contrasts with its fair value of €248,879, resulting in an 87.5% gap that signals it is overpriced. While the potential for appreciation might exist in a strong market like Lisbon, the current price point raises significant concerns about the efficacy of a buy-and-hold strategy in this instance.
Tenant turnover risk The tenant stability score of 69/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and associated costs.
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