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 61 m² on the 1st floor, energy rating A. Located on rua do Forno do Tijolo, 9B, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a private balcony and terrace, enhancing outdoor living space, and includes a storage room for added convenience in urban living.
The valuation. The asking price of €545,000 is significantly above the fair value of €437,909, placing it at €107,091 or 24.5% overpriced. This discrepancy suggests the property does not represent a good investment opportunity at this asking price.
Fair value modelled at €437,909 from 6 comparable sales in the area. Asking €545,000 sits €107,091 (24.5%) above — overpriced versus fair value.
Asking €545,000 versus the rua do Forno do Tijolo, 9B area baseline of €409,720 (€6,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €409,720, adjusted for condition and micro-location, gives a modelled fair value of €437,909 (€7,179/m²), a €107,091 (24.5%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Forno do Tijolo, 9B | Subject | €545,000 | €8,934 | — | 85 | 86 |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 26.7% | 90 | 90 |
| praça da Alegria | Active | €750,000 | €7,576 | 15.2% | 75 | 82 |
| avenida da República | Active | €1,275,000 | €6,782 | 24.1% | 80 | 83 |
| avenida da Liberdade | Active | €920,000 | €6,715 | 24.8% | 90 | 78 |
| Median comp | €866,000 | €6,749 | 24.5% | 85 | 83 |
Long-term rental With a fair value of €437,909, the current listing price of €545,000 reflects a 24.5% premium, suggesting that this property is not ideal for long-term rental investment. The gross yield of 2.6% further indicates suboptimal returns given the associated risks and costs in a competitive rental market. Luxury market While the apartment is located in a desirable area of Arroios with a high neighbourhood rating of 86/100, the listing price is €545,000, significantly above the fair value of €437,909. The luxury segment typically demands both exclusivity and value, making this offering overpriced relative to its genuine market potential. Buy-and-hold Investing in this property as a buy-and-hold strategy would be challenging given its price of €545,000 compared to a fair value of €437,909, resulting in a 24.5% valuation gap. The relatively low yield of 2.6% would also raise concerns about the capital appreciation needed to justify the elevated purchase price over time.
Tenant turnover risk High tenant turnover may occur due to the relatively lower tenant stability score of 80/100, potentially impacting cash flow and occupancy rates.
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