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.
5-bedroom, 2-bathroom apartment of 140 m², built in 1981, energy rating C. Located on rua Francisco Sanches, Arroios parish, Lisbon municipality, Lisbon district. This apartment features ornate ceilings and original moldings, reflecting traditional Lisbon architecture, while its strategic location offers easy access to metro and vibrant local amenities.
The valuation. The asking price of €710,000 is significantly above fair value, which is assessed at €77,605. This indicates the property is overpriced by €632,395, representing a staggering 89.1% premium.
Fair value modelled at €77,605 from the area baseline, adjusted for condition and location. Asking €710,000 sits €632,395 (89.1%) above — overpriced versus fair value.
Asking €710,000 versus the rua Francisco Sanches area baseline of €685,300 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 60 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Francisco Sanches
Area baseline €685,300 + condition -€21,000 + location +€11,805 = modelled fair value of €77,605 (€554/m²), a €632,395 (89.1%) gap versus the €710,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Francisco Sanches | Subject | €710,000 | €5,071 | — | 60 | 84 |
| rua Professor Sousa da Câmara S / N | Active | €749,000 | €5,806 | 14.5% | 65 | 82 |
| praça José In Arroios | Active | €650,000 | €5,417 | 6.8% | 65 | 91 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 13.4% | 65 | 85 |
| Estrela · 0014d7 | Active | €770,000 | €5,310 | 4.7% | 75 | 90 |
| Median comp | €719,500 | €5,584 | 10.1% | 65 | 88 |
Long-term rental This 5-bed apartment in Arroios is overpriced at €710,000, significantly exceeding its fair value of €77,605, indicating an 89.1% gap. With a gross yield of just 3.4%, the investment appears less attractive for long-term rental strategies in a market that typically attracts expats and professionals. Buy-and-hold Given the substantial overpricing of this property, investing €710,000 in a value that is fundamentally €77,605 presents a significant risk. While the neighborhood scores well at 84/100, the high entry price could impede potential appreciation in a buy-and-hold scenario. Luxury market The listing for this 5-bed apartment at €710,000 does not align with its fair value of €77,605, underscoring its status as overpriced in the luxury market segment. Although the neighborhood's amenities and tenant quality are appealing, the steep price makes it an unfit candidate for effective investment in the luxury sector. Not ideal for The property is unsuitable for student housing given its excessive price and lack of economic alignment with the market. Furthermore, the apartment’s current condition and pricing do not support strategies such as value-add renovation or short-term vacation rentals, which are generally more price-sensitive.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of higher tenant turnover, which could lead to increased vacancy rates and rental income fluctuations.
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