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.
2-bedroom, 2-bathroom apartment of 102 m². Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment includes access to cleaning and maintenance services, ensuring a hassle-free living experience in the heart of Lisbon's vibrant Arroios neighborhood.
The valuation. The asking price of €915,500 is significantly above the fair value of €718,323, resulting in an overvaluation of €197,177 (27.4%). Such a substantial premium raises concerns about the property’s market position.
Fair value modelled at €718,323 from 6 comparable sales in the area. Asking €915,500 sits €197,177 (27.4%) above — overpriced versus fair value.
Asking €915,500 versus the Arroios, Lisbon, Lisbon area baseline of €667,501 (€6,544/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 €667,501, adjusted for condition and micro-location, gives a modelled fair value of €718,323 (€7,042/m²), a €197,177 (27.4%) gap versus the €915,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 3d982f | Subject | €915,500 | €8,975 | — | 88 | 79 |
| rua Doutor António Martins, 33 | Active | €559,000 | €5,324 | 40.7% | 80 | 83 |
| Estrela · ba3d89 | Active | €445,000 | €7,063 | 21.3% | 80 | 83 |
| Penha de França · b7c0c7 | Active | €660,000 | €7,021 | 21.8% | 80 | 85 |
| rua das Madres, 102 | Active | €635,000 | €5,773 | 35.7% | 85 | 80 |
| Median comp | €597,000 | €6,397 | 28.7% | 80 | 83 |
Long-term rental Given the listing price of €915,500, the yield of 2.1% signals a weak return on investment for a long-term rental strategy. The high price point, coupled with a fair value of €718,323, indicates that this property is overpriced and may deter potential tenants seeking affordable options. Buy-and-hold Investing in this property presents challenges as its current price is 27.4% above fair value, diminishing the potential for favorable appreciation over time. Consequently, the high acquisition cost and low yield imply that a buy-and-hold strategy may not be financially viable in the long run. Short-term vacation rental While the property is located in a desirable area with high demand, its overpriced status at €915,500 inhibits attractive profit margins typical for short-term vacation rentals. The yielding potential is further compromised by the gross return of only 2.1%, suggesting this isn’t an ideal investment for that strategy.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which can lead to increased 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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