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, 2-bathroom apartment of 95 m², built in 2025, energy rating C. Located Arroios parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment features large windows that flood the interior with natural light, enhancing its modern ambiance and providing picturesque views of the surrounding Arroios neighborhood.
The valuation. The asking price of €650,000 significantly exceeds the fair value of €79,257, indicating that the property is overpriced by €570,743 or 87.8%. This stark discrepancy suggests a reconsideration of the investment's potential. Buy-to-flip angle. A buy-to-flip strategy appears challenging due to the high initial investment, as the resale would need to command a premium well above €650,000, making profitability questionable. Buy-to-let angle. With an estimated monthly rental income of €1,463, the gross yield is only 2.7%, illustrating that this luxury apartment in a central location may not generate sufficient cash flow for investors seeking strong returns.
Fair value modelled at €79,257 from the area baseline, adjusted for condition and location. Asking €650,000 sits €570,743 (87.8%) above — overpriced versus fair value.
Asking €650,000 versus the Arroios, Lisbon, Lisbon area baseline of €465,025 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €465,025 + condition +€11,875 + location +€8,482 = modelled fair value of €79,257 (€834/m²), a €570,743 (87.8%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · b7bf36 | Subject | €650,000 | €6,842 | — | 80 | 86 |
| calçada da Quintinha | Active | €640,000 | €6,400 | 6.5% | 85 | 90 |
| calçada da Quintinha | Active | €640,000 | €6,400 | 6.5% | 80 | 80 |
| avenida dos Estados Unidos da América, 32 | Active | €690,000 | €5,476 | 20.0% | 75 | 78 |
| rua Angelina Vidal | Active | €499,900 | €6,249 | 8.7% | 82 | 84 |
| Median comp | €640,000 | €6,325 | 7.6% | 81 | 82 |
Long-term rental The 3-bed apartment in Arroios, priced at €650,000, presents a significant gap of 87.8% compared to its fair value of €79,257, indicating it is overpriced for long-term rental purposes. With a gross yield of only 2.7%, the potential returns do not justify the investment in this property. Buy-and-hold This property, listed at €650,000, far exceeds its fair value of €79,257, making it a challenging option for a buy-and-hold strategy due to its overvaluation of 87.8%. The modest yield of 2.7% reflects that this investment may not meet the long-term appreciation expectations typical of a successful buy-and-hold approach. Luxury market Despite being located in a desirable area of central Lisbon, the 3-bed apartment is priced at €650,000, which is significantly higher than its fair value of €79,257, rendering it overpriced for the luxury market. The 2.7% yield suggests limited capital appreciation potential, further complicating its appeal within high-end property segments.
Tenant concentration risk With a Tenant stability score of 80/100, there is a moderate risk of potential economic disruptions impacting tenant retention and overall cash flow stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
