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, 1-bathroom apartment of 65 m², built in 1951, energy rating D. Located on beco de São Luís da Pena, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts floor-to-ceiling windows that provide panoramic views of Arroios and abundant natural light, enhancing both aesthetic appeal and energy efficiency.
The valuation. The asking price of €360,000 is significantly above the fair value of €47,101, indicating the property is overpriced by €312,899 (86.9%). This substantial markup raises concerns about investment viability.
Fair value modelled at €47,101 from the area baseline, adjusted for condition and location. Asking €360,000 sits €312,899 (86.9%) above — overpriced versus fair value.
Asking €360,000 versus the beco de São Luís da Pena area baseline of €318,175 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
beco de São Luís da Pena
Area baseline €318,175 + condition +€1,320 + location +€5,481 = modelled fair value of €47,101 (€725/m²), a €312,899 (86.9%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco de São Luís da Pena | Subject | €360,000 | €5,538 | — | 74 | 84 |
| rua Dom Tomás de Melo Breyner | Active | €435,000 | €5,878 | 6.1% | 75 | 78 |
| Penha de França · 262122 | Active | €398,000 | €4,795 | 13.4% | 75 | 79 |
| rua Latino Coelho, 34 | Active | €950,000 | €7,308 | 31.9% | 70 | 80 |
| Arroios · 1e6294 | Active | €499,900 | €5,746 | 3.7% | 75 | 81 |
| Median comp | €467,450 | €5,812 | 4.9% | 75 | 80 |
Long-term rental The property is overpriced at €360,000 compared to a fair value of €47,101, creating an excessive gap of 86.9%. Even with a gross yield of 4.4%, the cost makes it an unsustainable option for long-term rental in the current market. Short-term vacation rental At a listing price of €360,000, the property falls significantly above its fair value of €47,101, leading to a daunting 86.9% gap. The expected revenue from short-term rentals does not justify this high entry price, making it a poor investment choice. Buy-and-hold Given its listing price of €360,000, which is 86.9% above its fair value of €47,101, the buy-and-hold strategy is not advisable for this property. The anticipated appreciation is not aligned with the current valuation, rendering it an unwise long-term commitment. Not ideal for: Student housing The property’s pricing indicates it is overpriced, making it less favorable for the student housing market where rental affordability is critical.
Tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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