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, 1-bathroom apartment of 77 m² on the 5th floor, built in 1958, energy rating D. Located on rua Gonçalves Crespo, Arroios parish, Lisbon municipality, Lisbon district. This property features a charming balcony perfect for outdoor relaxation, and its location offers easy access to diverse public transport links and local amenities.
The valuation. The asking price of €580,000 is slightly below the fair value of €600,273, positioning the property at a 3.4% discount. Verdict: fair. Buy-to-flip angle. With a focus on a quick resale, renovations can enhance appeal, especially leveraging modern finishes to attract buyers in a competitive market. Buy-to-let angle. Given the estimated monthly rental income of €1,547, this property offers a gross yield of 3.2%, making it a suitable long-term investment in Central Lisbon's luxury rental market.
Fair value modelled at €600,273 from 6 comparable sales in the area. Asking €580,000 sits €20,273 (3.4%) below — the upside to fair value.
Asking €580,000 versus the rua Gonçalves Crespo area baseline of €587,024 (€7,624/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €587,024, adjusted for condition and micro-location, gives a modelled fair value of €600,273 (€7,796/m²), a €20,273 (3.4%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gonçalves Crespo | Subject | €580,000 | €7,532 | — | 78 | 82 |
| rua do Paraíso | Active | €275,000 | €7,857 | 4.3% | 78 | 80 |
| rua Marques da Silva | Active | €415,000 | €7,545 | 0.2% | 78 | 87 |
| calçada dos Barbadinhos | Active | €495,000 | €7,734 | 2.7% | 80 | 84 |
| avenida de Berna, 44 | Active | €669,800 | €9,434 | 25.2% | 82 | 80 |
| Median comp | €455,000 | €7,796 | 3.5% | 79 | 82 |
Long-term rental The 2-bed apartment in Arroios presents a fair investment opportunity with a gross yield of 3.2%, aligning well with current market expectations. Its location in a desirable neighborhood with an 82/100 rating ensures stable demand from quality tenants. Luxury market Priced at €580,000, this apartment operates within the luxurious segment of Lisbon's real estate, showcasing a fair valuation against its €600,273 fair value. The high condition score of 83/100 enhances its appeal to affluent buyers looking for quality living spaces. Buy-and-hold With the property valued fairly relative to its expected appreciation potential, this apartment is positioned well for long-term growth in a thriving Central Lisbon market. Its strategic location and solid ratings in both condition and neighborhood create a favorable environment for sustained value retention. Not ideal for: Student housing Given the apartment's pricing and character, it does not present a sensible option for student housing, where cost sensitivity is paramount. The neighborhood dynamics do not cater to a student demographic, limiting potential rental income from this segment. Not ideal for: Value-add renovation The apartment's current condition rating of 83/100 signals that significant renovation is unlikely to yield enhanced returns. Investing in value-add renovations may not be justified given the relatively fair market price and satisfactory existing condition.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of higher turnover rates, which can lead to increased vacancy periods and additional costs for tenant placement.
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