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 40 m², built in 1951, energy rating D. Located on beco de São Luís da Pena, Arroios parish, Lisbon municipality, Lisbon district. This apartment features high-quality finishes and is strategically located, just a 10-minute walk from Campo Mártires da Pátria, enhancing its investment potential.
The valuation. The asking price of €210,000 significantly exceeds the fair value of €29,309, highlighting that the property is overpriced by €180,691 (86.0%). This discrepancy indicates poor investment potential based on valuation metrics.
Fair value modelled at €29,309 from the area baseline, adjusted for condition and location. Asking €210,000 sits €180,691 (86.0%) above — overpriced versus fair value.
Asking €210,000 versus the beco de São Luís da Pena area baseline of €195,800 (€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 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 96 · Amenities 95 · Economic 92 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
beco de São Luís da Pena
Area baseline €195,800 + condition +€938 + location +€3,571 = modelled fair value of €29,309 (€733/m²), a €180,691 (86.0%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco de São Luís da Pena | Subject | €210,000 | €5,250 | — | 75 | 86 |
| Santo António · cfe271 | Active | €420,000 | €10,500 | 100.0% | 75 | 83 |
| rua do Paraíso | Active | €350,000 | €7,000 | 33.3% | 82 | 79 |
| rua da Mouraria, 50 | Active | €215,000 | €5,972 | 13.8% | 72 | 83 |
| travessa da Espera, 38 | Active | €245,000 | €8,167 | 55.6% | 72 | 85 |
| Median comp | €297,500 | €7,584 | 44.4% | 74 | 83 |
Long-term rental The 1-bed apartment in Arroios is overpriced with a significant gap of 86.0% compared to its fair value of €29,309, indicating that potential rental income may not justify the investment. Although the property boasts a gross yield of 5.7%, the high purchase price poses a considerable risk to long-term profitability. Short-term vacation rental Despite the property's decent gross yield of 5.7% for short-term rentals, the €210,000 asking price significantly exceeds its fair value of €29,309. The high market price reduces the attractiveness of this strategy, as it limits potential returns in a market that is already demanding premium rates. Buy-and-hold Investing in this Arroios apartment for a buy-and-hold strategy does not appear prudent given that it is overpriced by 86.0% compared to its fair value of €29,309. While central Lisbon offers growth potential, the exorbitant listing price undermines long-term capital appreciation and makes it a less appealing option for investors looking for stable returns.
Tenant Turnover Risk The tenant stability score of 70/100 suggests a higher likelihood of tenant turnover, potentially resulting in increased vacancy rates and decreased rental income.
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