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.
4-bedroom, 4-bathroom apartment of 301 m². Located Arroios parish, Lisbon municipality, Lisbon district. This property features a 56 sqm primary suite with a spacious 16 sqm walk-in wardrobe, enhancing luxury and storage capabilities.
The valuation. The asking price of €1,995,000 is significantly above the fair value of €254,104, representing an overvaluation of €1,740,896 (87.3%). This property is overpriced based on market comparisons.
Fair value modelled at €254,104 from the area baseline, adjusted for condition and location. Asking €1,995,000 sits €1,740,896 (87.3%) above — overpriced versus fair value.
Asking €1,995,000 versus the Arroios, Lisbon, Lisbon area baseline of €1,473,395 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 85 · Materials 92 · Room dimensions 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €1,473,395 + condition +€37,625 + location +€29,859 = modelled fair value of €254,104 (€844/m²), a €1,740,896 (87.3%) gap versus the €1,995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 4d46ec | Subject | €1,995,000 | €6,628 | — | 85 | 90 |
| rua de São Domingos, 10 | Active | €3,150,000 | €8,036 | 21.2% | 80 | 79 |
| Santo António · 420168 | Active | €1,750,000 | €7,955 | 20.0% | 80 | 86 |
| Santa Maria Maior · 96c578 | Active | €5,250,000 | €12,500 | 88.6% | 80 | 83 |
| Campo de Ourique · 023b11 | Active | €2,095,000 | €9,109 | 37.4% | 76 | 83 |
| Median comp | €2,622,500 | €8,573 | 29.3% | 80 | 83 |
Long-term rental The property in Arroios commands a gross yield of just 3.3%, which is not compelling given its significant markup of 87.3% above fair value. With a fair value assessed at €254,104, this investment appears overpriced and may fail to attract quality long-term tenants who seek better value. Short-term vacation rental While the apartment is located in a desirable area of central Lisbon with a neighborhood rating of 90/100, the steep price of €1,995,000 indicates that this property is overpriced for short-term rentals. The potential income doesn't justify the investment, especially considering the fair value gap of 87.3%. Luxury market Although the property boasts an excellent condition rating of 88/100, its listing price of €1,995,000 reflects an overwhelming premium, positioning it as overpriced compared to its fair value of €254,104. As a luxury asset, it may struggle to achieve the desired market perception amid such significant valuation discrepancies. Not ideal for student housing This property’s high price point makes it unattractive for student housing investment, even though the location is central and safe. With the fair value at €254,104, the current listing is overpriced, and it would not appeal to budget-conscious student renters looking for more affordable options.
Economic downturn risk A significant economic downturn could affect tenant stability, as evidenced by the tenant stability score of 80/100, indicating potential vulnerabilities in maintaining occupancy rates during economic challenges.
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