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 48 m², built in 1993, energy rating B. Located on rua do Arsenal, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes high-quality flooring and built-in closets that maximize storage space, offering a blend of elegance and functionality in a compact layout.
The valuation. The asking price of €460,000 is significantly above the fair value of €217,332, representing an overpricing of €242,668 (52.8%). This property is not a suitable investment based on current market conditions.
Fair value modelled at €217,332 from the area baseline, adjusted for condition and location. Asking €460,000 sits €242,668 (52.8%) above — overpriced versus fair value.
Asking €460,000 versus the rua do Arsenal area baseline of €286,896 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Arsenal
Area baseline €286,896 + condition +€5,625 + location +€22,683 = modelled fair value of €217,332 (€4,528/m²), a €242,668 (52.8%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Arsenal | Subject | €460,000 | €9,583 | — | 80 | 80 |
| rua do Crucifixo | Active | €435,000 | €9,255 | 3.4% | 75 | 78 |
| rua General Justiniano Padrel, 12 | Active | €480,000 | €11,429 | 19.3% | 80 | 90 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 20.5% | 82 | 79 |
| rua do Crucifixo | Active | €435,000 | €9,255 | 3.4% | 75 | 84 |
| Median comp | €457,500 | €9,255 | 3.4% | 78 | 82 |
Long-term rental The property is currently priced at €460,000, representing a significant gap of 52.8% above its fair value of €217,332, which makes it a poor candidate for long-term rental investments. With a gross yield of only 2.9%, the potential returns do not justify the high acquisition cost in the competitive Lisbon market. Buy-and-hold This apartment's price overshoot at €460,000 indicates a market expectation that is not grounded in its fair value of €217,332, resulting in a 52.8% valuation gap. As holding costs accumulate with a meager 2.9% yield, this strategy does not align well with sound investment principles. Family rental Priced at €460,000, this property exceeds its fair value of €217,332 by 52.8%, reflecting an unsustainable market condition for family rentals. With a yield of only 2.9%, the investment does not promise adequate returns for families seeking stable housing. Not ideal for: Student housing, Short-term vacation rental.
Potential Tenant Turnover Risk: With a tenant stability score of 75/100, there is a notable risk of tenant turnover, which could affect rental income and increase vacancy periods.
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