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, 1-bathroom apartment of 82 m², built in 1946, energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment benefits from an attic conversion, enhancing living space and providing a unique architectural element in a vibrant neighborhood with excellent accessibility.
The valuation. The asking price of €399,000 is significantly above the fair value of €61,153, indicating the property is overpriced by €337,847 (84.7%). This suggests that potential investors should approach with caution. Buy-to-flip angle. Given the current pricing, a buy-to-flip strategy would necessitate leveraging renovations to enhance value, aiming to secure a profitable resale. Investors might explore updates that could justify a higher market price. Buy-to-let angle. With a projected gross yield of 5.1% from an estimated rental income of €1,696/month, a buy-to-let strategy could yield consistent cash flow. However, this yield reflects a riskier investment due to the property’s inflated asking price.
Fair value modelled at €61,153 from the area baseline, adjusted for condition and location. Asking €399,000 sits €337,847 (84.7%) above — overpriced versus fair value.
Asking €399,000 versus the Arroios, Lisbon, Lisbon area baseline of €401,390 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
Arroios, Lisbon, Lisbon
Area baseline €401,390 + condition +€2,178 + location +€8,134 = modelled fair value of €61,153 (€746/m²), a €337,847 (84.7%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 23f4f9 | Subject | €399,000 | €4,866 | — | 72 | 90 |
| rua Casimiro Freire, 12 | Active | €500,000 | €5,000 | 2.8% | 72 | 85 |
| rua Dom Tomás de Melo Breyner | Active | €435,000 | €5,878 | 20.8% | 75 | 78 |
| Penha de França · 262122 | Active | €398,000 | €4,795 | 1.5% | 75 | 79 |
| Arroios · 1e6294 | Active | €499,900 | €5,746 | 18.1% | 75 | 81 |
| Median comp | €467,450 | €5,373 | 10.4% | 75 | 80 |
Long-term rental This property is overpriced with a significant gap of 84.7% compared to its fair value, making it an unfavorable investment for long-term rental strategies. Despite a decent gross yield of 5.1%, the substantial overpricing limits potential returns in a competitive market. Short-term vacation rental While the short-term vacation rental market in Central Lisbon is attractive, this property is overpriced, reflecting an 84.7% disparity from its fair value. The high initial investment could offset potential earnings, reducing the viability of this strategy. Buy-and-hold Investing in this property for a buy-and-hold strategy may be precarious as it is overpriced, with a valuation gap of 84.7% from fair market value. Though the neighbourhood scores highly at 90/100, the overpricing diminishes the long-term appreciation potential significantly.
Economic downturn risk: Despite a high Economic stability score of 90/100, if local economic conditions change, it could negatively impact tenant demand in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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