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, 2-bathroom apartment of 119 m² on the 2nd floor. Located on rua João Alberto Faria, 9, Arruda dos Vinhos parish, Arruda dos Vinhos municipality, Lisbon district. Unique Feature: The apartment includes a modern fully equipped kitchen with high-end built-in appliances and a balcony that offers unobstructed views, enhancing both functionality and leisure in daily living.
The valuation. The asking price of €379,000 exceeds the fair value of €351,447 by €27,553, which is a 7.8% premium. However, this property is fairly priced based on its high-quality finishes and desirable location. Buy-to-flip angle. The resale strategy focuses on capitalizing on the apartment’s appealing finishes and its suburban proximity to Lisbon, aiming for quick equity growth. Anticipated market interest can potentially yield a profitable return on investment within a short timeframe. Buy-to-let angle. With an estimated rental income of €884/month, the gross yield stands at 2.8%. Targeting long-term family rentals in this mixed neighborhood ensures consistent occupancy and stable cash flow, making it an attractive investment option.
Fair value modelled at €351,447 from 6 comparable sales in the area. Asking €379,000 sits €27,553 (7.8%) above — overpriced versus fair value.
Asking €379,000 versus the rua João Alberto Faria, 9 area baseline of €264,850 (€2,226/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €264,850, adjusted for condition and micro-location, gives a modelled fair value of €351,447 (€2,953/m²), a €27,553 (7.8%) gap versus the €379,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Alberto Faria, 9 | Subject | €379,000 | €3,185 | — | 75 | 62 |
| estrada da Quinta dos Matos, 25 | Active | €350,000 | €3,302 | 3.7% | 76 | 65 |
| praceta Engenhero Mário Gaspar, 7 | Active | €350,000 | €3,398 | 6.7% | 74 | 64 |
| Arruda dos Vinhos · 4bc5ef | Active | €289,900 | €2,842 | 10.8% | 72 | 71 |
| avenida Dom Afonso Henriques | Active | €285,000 | €3,065 | 3.8% | 75 | 64 |
| Median comp | €319,950 | €3,184 | 0% | 75 | 65 |
Long-term rental The property's gross yield of 2.8% indicates a moderate income potential, but the price is close to its fair value of €351,447. With stable tenant quality in the suburb and proximity to Lisbon, this could serve as a consistent revenue stream for long-term rental. Family rental Given the suburban nature and space offered by the 119m² apartment, it's well-suited for family rentals. Even though the property is priced fairly, the family-focused market combined with moderate amenities supports a sustainable leasing strategy. Buy-and-hold With a fair valuation, the position of this apartment in Arruda dos Vinhos allows for reasonable appreciation potential over time. The combination of suburban appeal and accessibility to Lisbon makes it a viable buy-and-hold investment, albeit with limited immediate upside due to the current pricing.
Economic and Tenant Instability Risk The property has a moderate economic stability score of 60, which combined with a tenant stability score of 65, may indicate potential fluctuations in rental income and occupancy rates, posing a risk to financial performance.
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