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, 2-bathroom apartment of 165 m², built in 2010, energy rating C. Located on rua Heliodoro Salgado, 7, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment retains its period charm through original shutters and worked ceilings, while offering flexibility in layout for multifunctional room adaptations.
The valuation. The asking price of €790,000 exceeds the fair value of €124,054 by €665,946, representing an excessive margin of 84.3%. This indicates that the property is overpriced and may not be an attractive investment opportunity.
Fair value modelled at €124,054 from the area baseline, adjusted for condition and location. Asking €790,000 sits €665,946 (84.3%) above — overpriced versus fair value.
Asking €790,000 versus the rua Heliodoro Salgado, 7 area baseline of €807,675 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 79 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 92 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Heliodoro Salgado, 7
Area baseline €807,675 + condition +€8,250 + location +€13,504 = modelled fair value of €124,054 (€752/m²), a €665,946 (84.3%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Heliodoro Salgado, 7 | Subject | €790,000 | €4,788 | — | 80 | 83 |
| alameda Alameda | Active | €625,000 | €3,906 | 18.4% | 74 | 83 |
| Arroios · 90d9aa | Active | €1,300,000 | €7,514 | 56.9% | 80 | 85 |
| Estrela · 0014d7 | Active | €770,000 | €5,310 | 10.9% | 75 | 90 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 20.5% | 80 | 85 |
| Median comp | €809,000 | €5,540 | 15.7% | 78 | 85 |
Long-term rental The 4-bed apartment in Arroios, listed at €790,000, shows an alarming 84.3% gap above its fair value of €124,054, indicating it is overpriced. Given the gross yield of just 3.1%, this strategy appears unfavorable as it does not justify the investment cost against potential rental income. Buy-and-hold With a listing price significantly above fair value, the property at €790,000 is overpriced by 84.3%, which undermines its potential for appreciation over a long holding period. The conditions and high pricing suggest that the investment will not yield the anticipated returns over time, making this strategy less appealing. Luxury market The Arroios property’s asking price of €790,000, which exceeds its fair market valuation by 84.3%, suggests it is overpriced for the luxury segment. While the neighborhood scores well on amenities and tenant quality, the inflated price hampers its competitiveness in the luxury market, limiting investment viability.
Tenant turnover risk High tenant turnover could impact rental income stability, as indicated by a lower tenant stability score of 80/100 despite a favorable economic stability score of 90/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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