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, 1-bathroom apartment of 77 m² on the 5th floor, built in 1958, energy rating D. Located on rua Gonçalves Crespo, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes contemporary appliances in the kitchen and a spacious living room that opens up to a private balcony, enhancing both functionality and outdoor living space.
The valuation. The asking price of €563,000 is in close proximity to the fair value of €566,500, presenting a minimal deviation of only €3,500 (0.6%). This property can be considered fairly priced within the current market dynamics.
Fair value modelled at €566,500 from 6 comparable sales in the area. Asking €563,000 sits €3,500 (0.6%) below — the upside to fair value.
Asking €563,000 versus the rua Gonçalves Crespo area baseline of €531,531 (€6,903/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 €531,531, adjusted for condition and micro-location, gives a modelled fair value of €566,500 (€7,357/m²), a €3,500 (0.6%) gap versus the €563,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gonçalves Crespo | Subject | €563,000 | €7,312 | — | 80 | 90 |
| rua Gonçalves Crespo | Active | €580,000 | €7,532 | 3.0% | 78 | 82 |
| rua Professor Mira Fernandes | Active | €395,000 | €7,182 | 1.8% | 85 | 80 |
| rua do Paraíso | Active | €275,000 | €7,857 | 7.5% | 78 | 80 |
| rua Barão de Sabrosa | Active | €395,000 | €6,695 | 8.4% | 80 | 80 |
| Median comp | €395,000 | €7,357 | 0.6% | 79 | 80 |
Long-term rental The property offers stable demand in Arroios, attracting high-quality tenants due to its prime location and amenities. However, with a gross yield of 3% and a fair value gap of only 0.6%, it is positioned as a fair investment rather than a bargain. Short-term vacation rental Given its attractive neighborhood score of 90/100 and the presence of robust tourist infrastructure, this apartment has potential in the short-term rental market. Nonetheless, the minor fair value gap suggests that while it is a viable option, it does not present an opportunity for extraordinary profits. Luxury market Located in central Lisbon, this 2-bed apartment caters well to high-end clients seeking premium accommodations. Despite the favorable neighborhood rating, the property is fairly priced, reflecting a market that demands substantial capital without immediate opportunities for value enhancement.
Tenant turnover risk High tenant turnover could occur as the tenant stability score of 85/100 may indicate fluctuations, potentially affecting rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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