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 88 m², energy rating B. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. This apartment features a spacious balcony and a dedicated parking space, enhancing its urban living experience while providing valuable outdoor and parking amenities.
The valuation. The asking price of €455,000 is significantly above the fair value of €66,120, representing an overpriced position by €388,880 (85.5%). This indicates a discrepancy that may affect future investment returns.
Fair value modelled at €66,120 from the area baseline, adjusted for condition and location. Asking €455,000 sits €388,880 (85.5%) above — overpriced versus fair value.
Asking €455,000 versus the avenida Almirante Reis area baseline of €430,760 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 91/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 90). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis
Area baseline €430,760 + condition +€2,613 + location +€8,948 = modelled fair value of €66,120 (€751/m²), a €388,880 (85.5%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €455,000 | €5,170 | — | 75 | 91 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 47.3% | 75 | 80 |
| Santa Maria Maior · 6fb845 | Active | €419,900 | €6,460 | 24.9% | 75 | 86 |
| rua das Beatas, 16 | Active | €420,000 | €5,600 | 8.3% | 78 | 85 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 5.5% | 81 | 82 |
| Median comp | €450,000 | €6,030 | 16.6% | 77 | 84 |
Long-term rental The property's listing price of €455,000 is significantly above its fair value of €66,120, indicating a gap of 85.5%, making it a poor choice for long-term rental investment. With a gross yield of only 3.4% and the property being priced at a premium, the return potential does not justify the investment risk. Short-term vacation rental Given the substantial overvaluation of €455,000 against the fair value of €66,120, the property is not a sensible option for short-term vacation rental investors. The yield of 3.4% fails to compete with more judicious investments, particularly in a bustling rental market. Luxury market The asking price for this 1-bed apartment in Arroios is €455,000, which is drastically inflated compared to its fair value of €66,120, reflecting an overpricing scenario. This price point suggests it is misaligned with market expectations in the luxury segment, where quality and perceived value significantly influence demand. Not ideal for student housing The high asking price of €455,000, far exceeding the fair value of €66,120, indicates it is not an appropriate choice for student housing in the area. Additionally, the lower yield of 3.4% does not align with the cost-effective housing needs commonly found in this demographic.
Market Dependence The property's high scores of 90/100 in both economic and tenant stability suggest it is highly dependent on the current market conditions; a sudden downturn could disproportionately affect income and occupancy rates despite the present stability.
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