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, 2-bathroom apartment of 120 m², built in 1987, energy rating D. Located on rua de Moçambique, 28, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment retains original architectural elements from its antique building, providing a unique character, while offering potential for duplex configuration with private terraces for enhanced outdoor living.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €736,579, reflecting an overvaluation of €463,421 (62.9%). This discrepancy indicates a property that is overpriced relative to its market worth.
Fair value modelled at €736,579 from 6 comparable sales in the area. Asking €1,200,000 sits €463,421 (62.9%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua de Moçambique, 28 area baseline of €677,002 (€5,642/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €677,002, adjusted for condition and micro-location, gives a modelled fair value of €736,579 (€6,138/m²), a €463,421 (62.9%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Moçambique, 28 | Subject | €1,200,000 | €10,000 | — | 90 | 85 |
| rua Bernardim Ribeiro S / N | Active | €750,000 | €7,143 | 28.6% | 80 | 83 |
| rua Mirante | Active | €449,000 | €4,989 | 50.1% | 78 | 81 |
| rua do Mirante | Active | €449,000 | €5,221 | 47.8% | 80 | 82 |
| Avenidas Novas · 937611 | Active | €1,190,000 | €7,083 | 29.2% | 75 | 82 |
| Median comp | €599,500 | €6,152 | 38.5% | 79 | 82 |
Buy-and-hold The 3-bed apartment in Arroios is overpriced at €1,200,000, representing a 62.9% gap above its fair value of €736,579. With a gross yield of only 1.6%, the potential for long-term profitability is severely limited, indicating that holding this asset is not advisable at the current pricing. Long-term rental Given the €1,200,000 listing price, this property is significantly overpriced when compared to its fair value of €736,579, leading to a substantial 62.9% discrepancy. The low yield of 1.6% further discourages investment for long-term rental purposes, making it an unattractive opportunity in the current market. Luxury market The asking price of €1,200,000 for this Arroios apartment is excessively inflated, as it exceeds its fair value of €736,579 by 62.9%. While it may possess appealing features and an attractive neighborhood rating, the high price point combined with low yield suggests it does not align with luxury market expectations, leaving it overpriced and unfit for this strategy.
Tenant turnover risk High tenant turnover could occur despite a tenant stability score of 80/100, potentially impacting rental income.
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