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 133 m² on the 5th floor, built in 2014, energy rating B. Located on rua do Arco da Graça, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This apartment features a stunning panoramic view of São Jorge Castle from multiple rooms, enhancing its appeal in the vibrant heart of Lisbon.
The valuation. The asking price of €649,000 exceeds the fair value of €160,238 by €488,762, indicating an overpriced situation at 75.3% above fair market value. This suggests the property may not offer a compelling investment opportunity.
Fair value modelled at €160,238 from the area baseline, adjusted for condition and location. Asking €649,000 sits €488,762 (75.3%) above — overpriced versus fair value.
Asking €649,000 versus the rua do Arco da Graça area baseline of €685,482 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 80 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 100 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua do Arco da Graça
Area baseline €685,482 + condition -€3,325 + location +€20,588 = modelled fair value of €160,238 (€1,205/m²), a €488,762 (75.3%) gap versus the €649,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Arco da Graça | Subject | €649,000 | €4,880 | — | 70 | 86 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 0.2% | 77 | 80 |
| praça Duque de Saldanha | Active | €895,000 | €6,885 | 41.1% | 75 | 83 |
| Arroios · 1e62f4 | Active | €455,000 | €4,789 | 1.8% | — | 83 |
| Alvalade · dc15f8 | Active | €624,715 | €5,432 | 11.3% | 73 | 80 |
| Median comp | €647,358 | €5,162 | 5.8% | 75 | 82 |
Long-term rental This property is priced significantly above its fair value, which diminishes its attractiveness for long-term rental investments. The yield of 4% might seem decent, but the substantial 75.3% gap from fair value indicates an unsustainable pricing trend. Buy-and-hold Investing in this apartment as a buy-and-hold strategy poses considerable risk due to its overpriced status, with a significant disparity from its fair value of €160,238. While the neighborhood boasts an impressive score of 86/100, the current valuation does not align with potential future returns, making this a less appealing option. Short-term vacation rental Acquiring this property for short-term vacation rental is not advisable given its overpricing relative to fair value, leading to potentially unsatisfactory ROI. Although the area has rich amenities and strong employment opportunities, the overpriced nature of this listing could hinder profitability in a competitive rental landscape.
Tenant turnover risk The tenant stability score of 80/100 indicates a potential risk of increased turnover and vacancy rates, which could impact rental income.
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