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 80 m² on the 2nd floor, energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The original architectural charm is preserved through meticulously detailed ceilings, enhancing its modern aesthetic while offering a sense of history in the upscale Bairro das Ilhas neighborhood.
The valuation. The asking price of €510,000 is positioned €48,621 (8.7%) below the fair value of €558,621, indicating that the property is fairly valued. This competitive pricing reflects the current market conditions in Arroios, Lisbon.
Fair value modelled at €558,621 from 6 comparable sales in the area. Asking €510,000 sits €48,621 (8.7%) below — the upside to fair value.
Asking €510,000 versus the Arroios, Lisbon, Lisbon area baseline of €525,752 (€6,572/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €525,752, adjusted for condition and micro-location, gives a modelled fair value of €558,621 (€6,983/m²), a €48,621 (8.7%) gap versus the €510,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 3d9920 | Subject | €510,000 | €6,375 | — | 75 | 84 |
| Arroios · 6fbc23 | Active | €585,000 | €7,500 | 17.6% | 74 | 82 |
| rua Engenheiro Vieira da Silva, 3, 4ºE | Active | €850,000 | €8,500 | 33.3% | 72 | 78 |
| travessa Cruz do Desterro, 24 | Active | €375,000 | €6,466 | 1.4% | 82 | 89 |
| travessa da Palmeira, 12 | Active | €895,000 | €8,063 | 26.5% | 78 | 83 |
| Median comp | €717,500 | €7,782 | 22.1% | 76 | 83 |
Long-term rental The gross yield of 3.2% indicates that while the property can generate steady income, it is unlikely to provide substantial cash flow relative to its purchase price. Given its fair valuation of €558,621, this property is positioned reasonably for long-term maintenance of rental demand in a desirable area like Arroios. Short-term vacation rental The property presents a solid opportunity for short-term rentals due to its high livability and good condition score of 80/100, appealing to tourists seeking to enjoy central Lisbon. However, with a fair value gap of 8.7%, any potential appreciation over time may be limited compared to other investment options. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield stable returns, benefiting from the desirable neighborhood rating of 84/100. With the current valuation sitting at fair value, it is essential to approach this strategy with realistic expectations regarding future price increases in the property market. Not ideal for Student housing, Value-add renovation, Luxury market
Tenant turnover risk With a tenant stability score of 70/100, there's a significant chance of turnover, which can lead to increased vacancy rates and impact cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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