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.
2-bedroom, 1-bathroom apartment of 85 m², built in 1963, energy rating C. Located on rua António Pereira Carrilho, 38, Arroios parish, Lisbon municipality, Lisbon district. This apartment features two private balconies, enhancing outdoor space and offering views over the vibrant Arroios neighborhood.
The valuation. The asking price of €415,000 is significantly above the fair value of €59,446, making it overpriced by €355,554 (85.7%). This disparity indicates a poor investment opportunity due to the inflated pricing.
Fair value modelled at €59,446 from the area baseline, adjusted for condition and location. Asking €415,000 sits €355,554 (85.7%) above — overpriced versus fair value.
Asking €415,000 versus the rua António Pereira Carrilho, 38 area baseline of €416,075 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 76 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua António Pereira Carrilho, 38
Area baseline €416,075 + condition +€0 + location +€6,746 = modelled fair value of €59,446 (€699/m²), a €355,554 (85.7%) gap versus the €415,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Pereira Carrilho, 38 | Subject | €415,000 | €4,882 | — | 72 | 82 |
| avenida de Roma, 97 | Active | €525,000 | €6,176 | 26.5% | 72 | 81 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 44.0% | 75 | 85 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 26.7% | 80 | 85 |
| avenida Marechal Francisco da Costa Gomes, 42 | Active | €420,000 | €5,250 | 7.5% | 74 | 77 |
| Median comp | €435,000 | €6,181 | 26.6% | 75 | 83 |
Long-term rental The current listing price of €415,000 significantly exceeds the fair value of €59,446, indicating that the property is overpriced and would yield only a 4% gross rental return. Additionally, while the neighbourhood scores well at 82/100, the discrepancy in valuation suggests a fundamental risk when considering long-term rental viability. Buy-and-hold With the property priced at €415,000, it faces a staggering overpricing compared to the fair value of €59,446, making it an unattractive option for a buy-and-hold strategy. This overvaluation, coupled with a gross yield of only 4%, raises concerns about the long-term growth potential of this investment. Family rental While the 2-bed apartment is situated in a desirable location within Arroios, Lisbon, the asking price of €415,000 is excessively high compared to the fair value of €59,446, categorizing the investment as overpriced. The decent condition rating of 75/100 and neighbourhood score of 82/100 may appeal to families, but the inflated price severely limits the attractiveness of this strategy.
Tenant Turnover Risk The tenant stability score of 75/100 indicates potential fluctuations in tenant retention, which could impact cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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