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 45 m² on the 3rd floor. Located on rua Arco do Carvalhão, 1, Campo de Ourique parish, Lisbon municipality, Lisbon district. The apartment features a custom-designed kitchen that maximizes storage and functionality, and is strategically located near key cultural and commercial landmarks in Lisbon.
The valuation. The asking price of €369,000 is significantly above the fair value of €319,286, exceeding it by €49,714 (15.6%). This indicates that the property is overpriced. Buy-to-flip angle. Resale efforts could focus on capitalizing on aesthetic upgrades, transforming this 1-bed apartment to command a higher market price. Targeting a luxury market could offer substantial returns. Buy-to-let angle. With an estimated gross yield of 3.3% from expected rental income of €1,015/month, this property presents a long-term rental opportunity in a desirable urban region of Lisbon. High-quality finishes enhance tenant appeal.
Fair value modelled at €319,286 from 6 comparable sales in the area. Asking €369,000 sits €49,714 (15.6%) above — overpriced versus fair value.
Asking €369,000 versus the rua Arco do Carvalhão, 1 area baseline of €295,321 (€6,563/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €295,321, adjusted for condition and micro-location, gives a modelled fair value of €319,286 (€7,095/m²), a €49,714 (15.6%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Arco do Carvalhão, 1 | Subject | €369,000 | €8,200 | — | 85 | 87 |
| rua André Brun, 11 | Active | €330,000 | €7,333 | 10.6% | 82 | 91 |
| rua de Martim Vaz, 32 | Active | €240,000 | €6,857 | 16.4% | 80 | 83 |
| rua Manuel Soares Guedes, 16 | Active | €243,000 | €4,585 | 44.1% | 82 | 81 |
| Campolide · 82c880 | Active | €925,000 | €3,201 | 61.0% | 80 | 79 |
| Median comp | €286,500 | €5,721 | 30.2% | 81 | 82 |
Long-term rental The current listing of €369,000 exceeds the fair value of €319,286, indicating that this property is overpriced by 15.6%. While the gross yield of 3.3% may appeal to some investors, the elevated purchase price diminishes the potential for satisfactory long-term rental returns. Buy-and-hold Investing in the property at the current listing price offers limited upside due to its 15.6% premium over the fair value of €319,286, which makes it overpriced. The quality condition (85/100) and favorable neighborhood rating (87/100) could support value retention, but the high acquisition cost risks long-term capital appreciation potential. Luxury market This property’s listing of €369,000 suggests that it is overpriced compared to its fair value of €319,286 by 15.6%. Given the condition (85/100) and neighborhood rating (87/100), while it may appeal to luxury buyers, the elevated price point could deter serious investment interest.
Tenant turnover risk: With a tenant stability score of 80/100, there is a risk of increased turnover which may result in potentially higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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