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, 1-bathroom apartment of 83 m², built in 2003, energy rating D. Located on rua dos Açores, 3, Arroios parish, Lisbon municipality, Lisbon district. This apartment boasts stunning high ceilings and original details that enhance its charm while offering excellent natural light throughout the spacious living areas.
The valuation. The asking price of €470,000 sits above the fair value of €443,497 by €26,503 (6.0%), marking it as a property priced at fair value. Buy-to-flip angle. A resale or wholesale strategy could capitalize on the apartment's high-quality materials and central location to attract buyers willing to pay a premium for modernized features within a desirable neighborhood. Buy-to-let angle. The estimated gross yield of 3.7%, translating to approximately €1,449/month, positions this property as an attractive option for long-term rental in a neighborhood with significant tourist and expatriate interest.
Fair value modelled at €443,497 from 6 comparable sales in the area. Asking €470,000 sits €26,503 (6.0%) above — overpriced versus fair value.
Asking €470,000 versus the rua dos Açores, 3 area baseline of €419,901 (€5,059/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €419,901, adjusted for condition and micro-location, gives a modelled fair value of €443,497 (€5,343/m²), a €26,503 (6.0%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Açores, 3 | Subject | €470,000 | €5,663 | — | 68 | 84 |
| rua Washington | Active | €395,000 | €4,938 | 12.8% | 65 | 83 |
| avenida da Liberdade | Active | €500,000 | €7,937 | 40.2% | 72 | 82 |
| calçada de Arroios, 55 | Active | €330,000 | €5,500 | 2.9% | 67 | 84 |
| rua Almirante Sarmento Rodrigues | Active | €330,000 | €3,929 | 30.6% | 75 | 84 |
| Median comp | €362,500 | €5,219 | 7.8% | 70 | 84 |
Long-term rental This property presents a fair investment opportunity with a moderately attractive yield of 3.7% gross, supported by the desirable location in Arroios, Lisbon. However, given its pricing above the fair value, investors may want to consider the potential for long-term appreciation alongside market competition. Short-term vacation rental Despite the strong tourist demand in the central area of Lisbon, the property is currently priced at a 6.0% premium over its fair value, making immediate profitability less certain. Investors should evaluate the potential for occupancy rates and seasonal variation before proceeding with short-term rental strategies. Buy-and-hold Acquiring this apartment aligns with a buy-and-hold strategy, particularly given the stable employment opportunities in the region, yet the current price points toward a fair valuation above the fair market value. Investors should weigh the long-term capital gains against the immediate cost of entry in a fluctuating market saturated with rental options.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher turnover, which can lead to increased vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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