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 53 m² on the 5th floor, built in 1949, energy rating D. Located on avenida da Liberdade, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is situated in a Municipal Architecture Award-winning building, enriching the living experience with historical significance and premium architectural design.**
The valuation. The asking price of €535,000 is significantly above the fair value of €354,055, positioning it €180,945 (51.1%) over market expectations. This property is clearly overpriced.
Fair value modelled at €354,055 from 6 comparable sales in the area. Asking €535,000 sits €180,945 (51.1%) above — overpriced versus fair value.
Asking €535,000 versus the avenida da Liberdade area baseline of €338,873 (€6,394/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 €338,873, adjusted for condition and micro-location, gives a modelled fair value of €354,055 (€6,680/m²), a €180,945 (51.1%) gap versus the €535,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Liberdade | Subject | €535,000 | €10,094 | — | 72 | 87 |
| avenida 5 de Outubro, 96 | Active | €420,000 | €10,500 | 4.0% | 70 | 85 |
| avenida Almirante Reis S / N | Active | €360,000 | €6,923 | 31.4% | 72 | 90 |
| rua dos Correeiros, 171 | Active | €455,000 | €6,233 | 38.3% | 75 | 84 |
| Santa Maria Maior · 6d55c2 | Active | €185,000 | €4,405 | 56.4% | 70 | 89 |
| Median comp | €390,000 | €6,578 | 34.8% | 71 | 87 |
Long-term rental Given the current listing price of €535,000, the potential gross yield of 2.7% does not justify the cost, indicating a significant risk for long-term rental investment. With a fair value at €354,055, the gap of 51.1% suggests this property is not a viable option for sustained rental income. Short-term vacation rental While the Arroios neighborhood has an appealing rating of 87/100, the high asking price of €535,000 coupled with a fair value of €354,055 leaves this property overpriced for the short-term vacation rental market. Investors may find it challenging to achieve a return on investment in light of the significant pricing discrepancy. Luxury market The Arroios property, listed at €535,000, does not align with luxury market expectations given its fair value of €354,055, indicating it is overpriced for that segment. Despite its favorable neighborhood ratings, the steep price diminishes its appeal as a luxury investment opportunity.
Economic downturn risk With an economic stability score of 90/100, a significant downturn could still impact tenant stability, currently at 80/100, leading to potential vacancies or reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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