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 64 m², energy rating B. Located Arroios parish, Lisbon municipality, Lisbon district. The apartment features high ceilings and large French windows, providing abundant natural light and scenic views over the green areas of Avenida Casal Ribeiro.
The valuation. The asking price of €630,000 significantly exceeds the fair value of €51,442, representing an overpricing of €578,558 (91.8%). This aligns with the verdict that the property is overpriced. Buy-to-flip angle. Given its high-quality materials and stylish design, a resale strategy targeting the premium market could yield a higher return, although the current asking price poses a considerable barrier. Buy-to-let angle. With an estimated rental income of €1,312/month, the gross yield stands at 2.5%, making this strategy viable for long-term family rentals in a desirable Lisbon neighborhood.
Fair value modelled at €51,442 from the area baseline, adjusted for condition and location. Asking €630,000 sits €578,558 (91.8%) above — overpriced versus fair value.
Asking €630,000 versus the Arroios, Lisbon, Lisbon area baseline of €313,280 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €313,280 + condition +€7,000 + location +€4,762 = modelled fair value of €51,442 (€804/m²), a €578,558 (91.8%) gap versus the €630,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 28ba0d | Subject | €630,000 | €9,844 | — | 80 | 80 |
| avenida Almirante Reis | Active | €360,000 | €6,000 | 39.0% | 80 | 85 |
| rua das Beatas, 16 | Active | €420,000 | €5,600 | 43.1% | 78 | 85 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 22.6% | 75 | 80 |
| Santa Maria Maior · 6fb845 | Active | €419,900 | €6,460 | 34.4% | 75 | 86 |
| Median comp | €419,950 | €6,230 | 36.7% | 77 | 85 |
Long-term rental This 1-bed apartment in Arroios, listed at €630,000, presents a staggering 91.8% gap from its fair value of €51,442, indicating it is indeed overpriced. With a gross yield of only 2.5% and a solid condition score of 82/100, it does not justify the investment for long-term rental use. Buy-and-hold The significant disparity of 91.8% from fair value suggests that this property is overpriced and unlikely to produce favorable returns under a buy-and-hold strategy. Even with an acceptable neighborhood rating of 80/100, the low yield of 2.5% and high acquisition cost make it a questionable long-term asset. Family rental While the property has characteristics that appeal to families, with good amenities and a decent condition score, the alarming overvaluation at €630,000 renders it an impractical choice for a family rental strategy. The 2.5% yield suggests inadequate cash flow potential, especially given the significant gap to fair value of €51,442. Not ideal for Short-term rental, Agricultural investment, Heavy industrial development.
Economic Dependency Risk The economic stability score of 80 suggests a moderate level of economic robustness, while the tenant stability score of 70 indicates potential volatility in tenant retention, which could lead to unpredictable cash flows from the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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