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.
3-bedroom, 4-bathroom duplex of 227 m², built in 2021, energy rating B. Located on rua Presidente Arriaga, Estrela parish, Lisbon municipality, Lisbon district. This property features an expansive 265m² private garden, ideal for outdoor entertaining, along with preserved historic architectural elements that enhance its unique character.
The valuation. The asking price of €2,500,000 exceeds the fair value of €1,019,612 by €1,480,388 (59.2%). This property is categorized as overpriced. Buy-to-flip angle. A resale strategy could capitalize on renovations to enhance market appeal, aiming for a profitable quick turnover in the current vibrant Lisbon market. Buy-to-let angle. With an estimated gross yield of 2% (~€4,167/month), this duplex can generate stable rental income, catering to families seeking high-quality living in a suburban Lisbon location.
Fair value modelled at €1,019,612 from the area baseline, adjusted for condition and location. Asking €2,500,000 sits €1,480,388 (59.2%) above — overpriced versus fair value.
Asking €2,500,000 versus the rua Presidente Arriaga area baseline of €1,334,079 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 85 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 82 · Amenities 75 · Economic 80 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
rua Presidente Arriaga
Area baseline €1,334,079 + condition +€21,991 + location +€103,695 = modelled fair value of €1,019,612 (€4,492/m²), a €1,480,388 (59.2%) gap versus the €2,500,000 asking price.
Long-term rental The property, listed at €2,500,000, is significantly overpriced compared to its fair value of €1,019,612, resulting in a 59.2% gap. With a gross yield of only 2%, the long-term rental strategy is unlikely to provide attractive returns given its inflated purchase price. Family rental Although the property is located in a desirable suburban area of Lisbon with good amenities, its listing price severely exceeds its fair value by 59.2%. This pricing creates a challenging landscape for family rentals as the market demand is unlikely to support such high rent levels relative to the purchase cost. Buy-and-hold Investing in this property as a buy-and-hold option is questionable, given its market listing of €2,500,000 against a fair value of €1,019,612, indicating a significant overvaluation of 59.2%. The potential for long-term capital appreciation appears limited, further complicating the rationale for a buy-and-hold investment strategy.
Tenant turnover risk High tenant turnover might occur due to the tenant stability score of 78/100, indicating potential instability in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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