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.
1-bedroom, 1-bathroom apartment of 54 m² on the 5th floor, built in 1977, energy rating D. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's two fronts enhance cross-ventilation, while its prime location on Avenida Almirante Reis offers immediate access to vibrant local amenities and public transport options.**
The valuation. The asking price of €360,000 exceeds the fair value of €290,979 by €69,021 (23.7%). This property is considered overpriced and does not represent a prudent investment at its current listing. Buy-to-flip angle. Given its high-quality finishes and central location in Lisbon, a flip strategy may involve minor cosmetic updates to enhance its appeal before reselling at a higher price in a hot market. Buy-to-let angle. The estimated rental income of €1,020 per month yields a gross return of 3.4%, making it a potential long-term rental investment targeting the luxury market amidst high urban demand.
Fair value modelled at €290,979 from 6 comparable sales in the area. Asking €360,000 sits €69,021 (23.7%) above — overpriced versus fair value.
Asking €360,000 versus the avenida Almirante Reis area baseline of €283,573 (€5,251/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €283,573, adjusted for condition and micro-location, gives a modelled fair value of €290,979 (€5,389/m²), a €69,021 (23.7%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €360,000 | €6,667 | — | 73 | 90 |
| praceta do Alto Varejão, 6 | Active | €360,000 | €7,347 | 10.2% | 78 | 80 |
| rua das Madres | Active | €259,000 | €5,180 | 22.3% | 80 | 79 |
| rua Manuel Soares Guedes, 16 | Active | €243,000 | €4,585 | 31.2% | 82 | 81 |
| rua da Escola de Medicina Veterinária, 7 | Active | €375,000 | €5,597 | 16.0% | 75 | 83 |
| Median comp | €309,500 | €5,389 | 19.2% | 79 | 81 |
Long-term rental This 1-bed apartment in Arroios, Lisbon is overpriced at €360,000 compared to its fair value of €290,979, which presents a 23.7% gap. With a gross yield of only 3.4%, the investment does not align with the expectations for long-term rental returns given the current purchasing price. Buy-and-hold The acquisition cost of €360,000 exceeds the fair valuation of €290,979 by 23.7%, suggesting that this property is not a sound buy-and-hold investment at current pricing. Even with a strong neighborhood rating of 90/100, the projected yield of 3.4% does not compensate for the high entry price. Luxury market Although the Arroios area boasts impressive amenities and a high-quality neighborhood, the apartment is still priced above fair value at €360,000, marking a 23.7% premium. This pricing creates challenges for entering the luxury segment as the return potential does not justify the investment relative to market expectations.
Economic Vulnerability Despite a high economic stability score of 90/100, there is a risk that any unforeseen economic downturn could still impact property value and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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