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 96 m², energy rating C. Located on avenida Almirante Reis, 48, Arroios parish, Lisbon municipality, Lisbon district. This apartment features large windows that provide ample natural light, enhancing the contemporary design and creating a welcoming atmosphere in the living spaces.
The valuation. The asking price of €464,000 is significantly above the fair value of €62,753, indicating an€401,247 (86.5%) overvaluation. This property is overpriced, suggesting potential challenges in achieving a profitable return on the investment.
Fair value modelled at €62,753 from the area baseline, adjusted for condition and location. Asking €464,000 sits €401,247 (86.5%) above — overpriced versus fair value.
Asking €464,000 versus the avenida Almirante Reis, 48 area baseline of €469,920 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Almirante Reis, 48
Area baseline €469,920 + condition -€5,100 + location +€8,333 = modelled fair value of €62,753 (€654/m²), a €401,247 (86.5%) gap versus the €464,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis, 48 | Subject | €464,000 | €4,833 | — | 70 | 85 |
| Arroios · 1e621c | Active | €640,000 | €5,565 | 15.1% | — | 90 |
| Beato · 49b8e9 | Active | €410,000 | €5,467 | 13.1% | 72 | 81 |
| rua Eduardo Coelho | Active | €895,000 | €7,716 | 59.6% | 70 | 82 |
| São Vicente · 38b6be | Active | €640,000 | €8,000 | 65.5% | 74 | 86 |
| Median comp | €640,000 | €6,641 | 37.4% | 72 | 84 |
Long-term rental The current listing price of €464,000 significantly exceeds the fair value of €62,753, indicating an 86.5% gap that suggests the property is overpriced. With a yield of only 3.8%, the long-term rental strategy may not provide attractive returns, especially given the high acquisition cost. Short-term vacation rental Although the property is located in a desirable neighborhood with an 85/100 rating, the significant overvaluation makes it difficult to justify for short-term vacation rentals. The lower yield of 3.8% in a highly competitive market may deter potential investors looking for profitable short-term opportunities. Buy-and-hold In light of the property being overpriced at €464,000 against a fair value of €62,753, the buy-and-hold strategy appears less appealing. The moderate condition rating of 72/100 coupled with an 86.5% gap from fair value raises concerns over long-term appreciation and returns on investment.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could impact rental income and increase vacancy costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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