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, 2-bathroom apartment of 89 m², energy rating B. Located Arroios parish, Lisbon municipality, Lisbon district. Balconies offer direct street views of Avenida Praia da Vitória, enhancing the urban experience, while the doorman service adds an extra layer of convenience and security.
The valuation. The asking price of €750,000 sits €93,726 (14.3%) above the fair value of €656,274, indicating that this property is overpriced and may deter potential buyers seeking good value. Buy-to-flip angle. A buy-to-flip strategy would require improvements and staging to elevate the property’s appeal, though achieving a higher return on investment may be challenging given its overpriced status. Buy-to-let angle. With an estimated gross yield of 2.4%, renting this apartment at €1,500/month presents a consistent income stream, bolstered by demand in the central Lisbon area, particularly among professionals and students.
Fair value modelled at €656,274 from 6 comparable sales in the area. Asking €750,000 sits €93,726 (14.3%) above — overpriced versus fair value.
Asking €750,000 versus the Arroios, Lisbon, Lisbon area baseline of €616,525 (€6,927/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €616,525, adjusted for condition and micro-location, gives a modelled fair value of €656,274 (€7,374/m²), a €93,726 (14.3%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 15e35e | Subject | €750,000 | €8,427 | — | 78 | 82 |
| calçada de São Francisco | Active | €715,000 | €8,512 | 1.0% | 85 | 92 |
| Misericórdia · 001812 | Active | €480,000 | €11,429 | 35.6% | 75 | 83 |
| rua das Beatas, 16 | Active | €420,000 | €5,600 | 33.5% | 78 | 85 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 9.6% | 75 | 80 |
| Median comp | €487,500 | €8,064 | 4.3% | 77 | 84 |
Long-term rental The 1-bed apartment in Arroios presents a gross yield of only 2.4%, which is below the expected returns for the area given its fair value. Consequently, the property appears overpriced by 14.3%, making it less attractive for long-term rental investments. Buy-and-hold While Arroios is in a desirable location in central Lisbon with strong demand, the property’s market price exceeds its fair valuation by 14.3%. This suggests that holding onto the 1-bed apartment may not yield adequate returns given its current pricing. Student housing The area’s amenities and solid economic performance support a potential student housing strategy, but the property's 14.3% premium above fair value diminishes its investment appeal. As a result, this overpriced listing may struggle to attract the right tenants needed for sustainable returns.
Potential Vacancy Risk The Tenant stability score of 75/100 indicates a likelihood of turnover, which may lead to temporary vacancies and associated lost income.
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