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 60 m² on the 2nd floor, built in 1951, energy rating C. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes an intelligently shielded kitchen that maintains connectivity to the living area, complemented by a balcony with ample sunlight for relaxation.
The valuation. The asking price of €450,000 is just €8,507 (1.9%) above the fair value of €441,493, positioning this property effectively at a fair price for potential buyers.
Fair value modelled at €441,493 from 6 comparable sales in the area. Asking €450,000 sits €8,507 (1.9%) above — overpriced versus fair value.
Asking €450,000 versus the Arroios, Lisbon, Lisbon area baseline of €422,698 (€7,045/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €422,698, adjusted for condition and micro-location, gives a modelled fair value of €441,493 (€7,358/m²), a €8,507 (1.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 89e72c | Subject | €450,000 | €7,500 | — | 70 | 85 |
| rua de Martim Vaz | Active | €175,000 | €8,750 | 16.7% | 75 | 85 |
| rua Morais Soares, 155 | Active | €320,000 | €8,000 | 6.7% | 75 | 86 |
| avenida François Mitterrand | Active | €280,000 | €5,185 | 30.9% | 73 | 79 |
| rua Pedro Nunes | Active | €450,000 | €6,716 | 10.4% | 74 | 81 |
| Median comp | €300,000 | €7,358 | 1.9% | 75 | 83 |
Long-term rental The property presents a gross yield of 3.1%, consistent with market expectations for a 1-bed apartment in Arroios. Given the property's fair valuation and strong neighborhood rating of 85/100, it offers a stable option for long-term rental investments. Short-term vacation rental With its appealing location near central Lisbon and proximity to amenities, this property is positioned well for short-term vacation rentals despite the yield gap of only 1.9%. However, the current fair value suggests that there may be limited potential for significant returns in this strategy. Buy-and-hold This property, valued fairly at €450,000, is located in a vibrant neighborhood that supports a buy-and-hold strategy. The strong tenant quality and market conditions indicate potential for modest appreciation over time without immediate returns. Not ideal for value-add renovation The property's condition is rated at 73/100, which limits the potential for significant value-add renovations. Given its fair market price, the prospects for increasing value through renovations appear minimal. Not ideal for student housing The apartment's fair value combined with the current rental yield makes it less attractive for a student housing strategy. Additionally, the specific neighborhood attributes suggest other tenant profiles may perform better.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and impact cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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