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.
3-bedroom, 1-bathroom apartment of 120 m². Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment boasts stunning unobstructed views of the 25 de Abril Bridge and the ability to expand by an additional 100 m² subject to approvals.
The valuation. The asking price of €650,000 is situated slightly below the fair value of €678,462, reflecting a fair appraisal at €28,462 (4.2%) under market expectations.
Fair value modelled at €678,462 from 6 comparable sales in the area. Asking €650,000 sits €28,462 (4.2%) below — the upside to fair value.
Asking €650,000 versus the Arroios, Lisbon, Lisbon area baseline of €636,232 (€5,302/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €636,232, adjusted for condition and micro-location, gives a modelled fair value of €678,462 (€5,654/m²), a €28,462 (4.2%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 833ffc | Subject | €650,000 | €5,417 | — | 72 | 84 |
| rua Latino Coelho, 34 | Active | €950,000 | €7,308 | 34.9% | 70 | 80 |
| avenida da Liberdade | Active | €500,000 | €7,937 | 46.5% | 72 | 82 |
| rua das Farinhas | Active | €450,000 | €5,769 | 6.5% | 78 | 83 |
| beco de São Luís da Pena | Active | €360,000 | €5,538 | 2.2% | 74 | 84 |
| Median comp | €475,000 | €6,539 | 20.7% | 73 | 83 |
Long-term rental The property offers a gross yield of 3.1%, which is aligned with the market expectations for long-term rentals in a central neighborhood like Arroios. However, given its fair valuation, it’s essential to assess the competitive landscape and operating costs to ensure profitability. Buy-and-hold The apartment's fair value indicates that it is not an attractive acquisition for immediate price appreciation, yet its location in a desirable area of Lisbon may provide stable long-term appreciation potential. Investors should consider the steadiness of demand in Arroios to justify a buy-and-hold strategy despite the current valuation. Luxury market While the property is suitably located to appeal to the luxury market, its features and condition score of 76/100 suggest limitations in attracting high-end buyers without further investment. With a fair valuation, the current pricing may not yield significant returns within the luxury segment, making it a lower priority for upscale investments.
Tenant turnover risk High tenant turnover can lead to increased vacancy rates and additional costs; with a tenant stability score of 80/100, there is potential for fluctuation in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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