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, 3-bathroom apartment of 110 m², built in 2018, energy rating C. Located Arroios parish, Lisbon municipality, Lisbon district. The property's standout feature is its expansive balcony offering breathtaking panoramic views of Lisbon's iconic terracotta rooftops and hilltops, ideal for enjoying the vibrant local atmosphere.
The valuation. The asking price of €645,000 is significantly above fair value of €85,938, representing an overpriced situation by €559,062 (86.7%). This valuation suggests that the property may not be a sound investment for buyers.
Fair value modelled at €85,938 from the area baseline, adjusted for condition and location. Asking €645,000 sits €559,062 (86.7%) above — overpriced versus fair value.
Asking €645,000 versus the Arroios, Lisbon, Lisbon area baseline of €538,450 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 95 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €538,450 + condition +€9,281 + location +€8,457 = modelled fair value of €85,938 (€781/m²), a €559,062 (86.7%) gap versus the €645,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · dc1450 | Subject | €645,000 | €5,864 | — | 78 | 81 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 21.2% | 85 | 78 |
| avenida dos Estados Unidos da América | Active | €975,000 | €6,250 | 6.6% | 75 | 80 |
| rua do Loreto, 21 | Active | €795,000 | €4,877 | 16.8% | 80 | 85 |
| avenida Rio de Janeiro, 16 | Active | €1,000,000 | €6,849 | 16.8% | 75 | 83 |
| Median comp | €987,500 | €6,550 | 11.7% | 78 | 82 |
Long-term rental The property’s gross yield of 3% indicates limited profitability for long-term rental strategies, especially given the significant gap of 86.7% from its fair value of €85,938. This makes the investment financially unviable, as it is clear that the property is overpriced. Buy-and-hold With a fair value of only €85,938, the current listing price of €645,000 suggests that holding this property may not generate the expected appreciation over time, particularly in a high urban demand area. Therefore, purchasing this asset appears to be a risky move given its overpriced situation. Short-term vacation rental Despite the favorable location in Central Lisbon, the property’s yield of 3% and the substantial overpricing at €645,000 create a challenging environment for short-term vacation rental performance. The fundamentally inflated price implies potential difficulties in achieving positive cash flow and return on investment for short-term rental strategies.
Economic Dependence Risk: With an economic stability score of 90/100, there may be an over-reliance on specific sectors, which could lead to vulnerability if those sectors experience downturns.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
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.
Free — sign in to request
