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.
5-bedroom, 2-bathroom apartment of 138 m² on the 4th floor, built in 1989, energy rating E. Located on caminho da Alameda, Arroios parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment's potential for transformation into a duplex offers an additional 60m² of space, enhancing versatility and living arrangements for families or guests. Condition Note: Some areas showcase slight wear, yet the overall condition remains excellent with a blend of modern and rustic elements.
The valuation. The asking price of €865,000 is significantly above the fair value of €104,134, making it overpriced by €760,866 (88.0%). This discrepancy suggests investors should approach with caution given the inflated pricing.
Fair value modelled at €104,134 from the area baseline, adjusted for condition and location. Asking €865,000 sits €760,866 (88.0%) above — overpriced versus fair value.
Asking €865,000 versus the caminho da Alameda area baseline of €675,510 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
caminho da Alameda
Area baseline €675,510 + condition +€6,253 + location +€12,321 = modelled fair value of €104,134 (€755/m²), a €760,866 (88.0%) gap versus the €865,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| caminho da Alameda | Subject | €865,000 | €6,268 | — | 76 | 86 |
| rua Borges Carneiro | Active | €1,290,000 | €7,167 | 14.3% | 78 | 81 |
| rua Leite de Vasconcelos, 49 | Active | €859,000 | €5,471 | 12.7% | 74 | 80 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 8.3% | 65 | 85 |
| praça José In Arroios | Active | €650,000 | €5,417 | 13.6% | 65 | 91 |
| Median comp | €774,500 | €5,611 | 10.5% | 70 | 83 |
Long-term rental The property's asking price of €865,000 significantly exceeds its fair value of €104,134, indicating it is overpriced for long-term rental opportunities. With a gross yield of only 2.8%, this investment lacks the financial appeal typically sought in the rental market. Short-term vacation rental Given the substantial gap of 88.0% between the listing price and fair value, this property is overpriced for short-term vacation rental strategies as well. The potential revenue from vacation rentals would likely not justify the high purchase cost, impacting overall profitability. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its overpriced status, with a fair value far below the €865,000 listing price. Although the neighbourhood rating is strong at 86/100, the financial fundamentals do not support a sustainable long-term hold. Not ideal for student housing, as the property is overpriced and does not align with the typical budget constraints of student tenants in the area.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancy and income fluctuations.
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