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 65 m², built in 1961, energy rating C. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy features: This apartment boasts a stylish, modern kitchen equipped with high-end appliances, and features large windows that enhance the airy feel and natural lighting throughout the space.
The valuation. The asking price of €320,000 significantly exceeds the fair value of €48,678, indicating that the property is overpriced by €271,322 (84.8%). This discrepancy suggests a lack of alignment with market conditions.
Fair value modelled at €48,678 from the area baseline, adjusted for condition and location. Asking €320,000 sits €271,322 (84.8%) above — overpriced versus fair value.
Asking €320,000 versus the Arroios, Lisbon, Lisbon area baseline of €318,175 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 70 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 98 · Amenities 93 · Economic 95 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €318,175 + condition +€1,930 + location +€6,448 = modelled fair value of €48,678 (€749/m²), a €271,322 (84.8%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 23f4d8 | Subject | €320,000 | €4,923 | — | 70 | 90 |
| rua Cruzado Osberno, 11 | Active | €435,000 | €4,531 | 8.0% | 78 | 82 |
| rua do Paraíso | Active | €360,000 | €6,545 | 33.0% | 77 | 80 |
| São Vicente · 82c7ad | Active | €449,000 | €6,701 | 36.1% | 80 | 84 |
| Estrela · 93892a | Active | €535,000 | €8,917 | 81.1% | 80 | 79 |
| Median comp | €442,000 | €6,623 | 34.5% | 79 | 81 |
Long-term rental This property presents a gross yield of 4.7%, which is relatively attractive in a robust area like Arroios, but with a significant gap of 84.8% from its fair value, it is overpriced. The strong demand for rentals in central Lisbon and low crime levels make it a safe choice, but the price point limits potential profit margins. Short-term vacation rental While the neighborhood's high rating of 90/100 indicates a desirable location for tourists, the property is overpriced at €320,000, making it difficult to achieve a favorable return on investment. Additionally, the 4.7% gross yield does not justify the premium price, especially in a competitive short-term rental market. Buy-and-hold Even though the economic environment in Arroios suggests potential for property appreciation, the discrepancy between the listing price and the fair value signals that this investment is overpriced. For buy-and-hold strategies, the elevated entry price undermines long-term profit chances in a typically strong real estate sector. Not ideal for: Value-add renovation Given its current condition score of 77/100, additional investment in renovations would not be wise due to the property being overpriced at its current listing. The high entry price leaves little room for value creation through renovations. Not ideal for: Student housing Despite the quality and safety of the neighborhood, the overpriced nature of this apartment makes it unsuitable for the student housing market, where lower-cost options are typically more attractive. Targeting this demographic requires competitive pricing that this unit cannot meet.
Market Vulnerability High economic stability at 95/100 indicates resilience, but the tenant stability score of 85/100 suggests potential fluctuations in tenant retention that could affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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