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 41 m² on the 2nd floor, built in 1951, energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a private balcony, enhancing outdoor living space and providing a fresh perspective on the vibrant neighborhood of Arroios. Location Advantage: Set within a historic residential complex, ensuring authenticity amidst urban amenities.
The valuation. The asking price of €280,000 for this apartment is significantly above its fair value of €223,011, resulting in an overpriced status of €56,989 (25.6%). This premium does not justify the current market conditions.
Fair value modelled at €223,011 from 6 comparable sales in the area. Asking €280,000 sits €56,989 (25.6%) above — overpriced versus fair value.
Asking €280,000 versus the Arroios, Lisbon, Lisbon area baseline of €212,607 (€5,186/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €212,607, adjusted for condition and micro-location, gives a modelled fair value of €223,011 (€5,439/m²), a €56,989 (25.6%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 38b80a | Subject | €280,000 | €6,829 | — | 70 | 83 |
| Santa Maria Maior · 5ece8b | Active | €350,000 | €3,500 | 48.7% | 70 | 86 |
| rua Afonso Galo, 29 | Active | €290,000 | €5,179 | 24.2% | 72 | 90 |
| travessa da Senhora da Glória | Active | €289,000 | €7,225 | 5.8% | 72 | 82 |
| Arroios · f366a2 | Active | €260,000 | €5,098 | 25.4% | 70 | 82 |
| Median comp | €289,500 | €5,139 | 24.8% | 71 | 84 |
Short-term vacation rental This 2-bed apartment in Arroios, priced at €280,000, represents a 25.6% gap from the fair value of €223,011, indicating it is overpriced for the short-term vacation rental market. The gross yield of 4.7% may not justify the premium price in a highly competitive sector. Luxury market While Arroios is situated in a desirable area of central Lisbon, the significant price mark-up makes this apartment ill-suited for the luxury market, which typically demands properties at fair value or below. The condition score of 69/100 suggests that potential luxury buyers may find better options elsewhere for the same investment. Long-term rental Although the well-rated neighbourhood and low crime rates are appealing for long-term tenants, the apartment’s €280,000 price tag exceeds its fair value, making it a less attractive investment. The projected yield of 4.7% does not compensate for overpricing in the current market conditions. Not ideal for: Student housing Given the apartment’s higher price point compared to the fair value and the operational dynamics of student housing, it is not suitable for this segment. The significant cost may deter potential student renters looking for affordability in central locations like Arroios.
Tenant turnover risk With a tenant stability score of 60/100, there is a heightened risk of vacancy and associated costs due to potential frequent tenant turnover in the property.
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