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, 1-bathroom apartment of 29 m², built in 1945, energy rating C. Located on travessa Rebelo da Silva, 10, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment includes a private outdoor space, providing a unique opportunity for personal leisure in a central urban environment, enhancing its appeal beyond typical city living.
The valuation. The asking price of €270,000 is significantly above the fair value of €187,960, indicating it is overpriced by €82,040 (43.6%). This discrepancy suggests the property does not align with competitive market prices.
Fair value modelled at €187,960 from 6 comparable sales in the area. Asking €270,000 sits €82,040 (43.6%) above — overpriced versus fair value.
Asking €270,000 versus the travessa Rebelo da Silva, 10 area baseline of €177,088 (€6,106/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €177,088, adjusted for condition and micro-location, gives a modelled fair value of €187,960 (€6,481/m²), a €82,040 (43.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa Rebelo da Silva, 10 | Subject | €270,000 | €9,310 | — | 75 | 78 |
| rua de São Ciro. a Estrela | Active | €348,000 | €7,565 | 18.7% | 78 | 78 |
| São Vicente · 4d459e | Active | €299,000 | €5,863 | 37.0% | 80 | 83 |
| rua Luz Soriano, 26 | Active | €295,000 | €9,833 | 5.6% | 75 | 87 |
| Arroios · 02422f | Active | €384,000 | €4,923 | 47.1% | 73 | 83 |
| Median comp | €323,500 | €6,714 | 27.9% | 77 | 83 |
Long-term rental This 1-bed apartment in Arroios, priced at €270,000, is 43.6% above its fair value of €187,960, indicating significant overpricing. The gross yield of 3.6% is not compelling enough to justify this elevated price in the current market context. Buy-and-hold Investing in this property as a buy-and-hold could lead to underperformance given the €270,000 listing price compared to a fair value of €187,960. The property's appreciation potential is limited as it is currently priced at a hefty premium of 43.6%. Family rental The apartment's asking price of €270,000 significantly exceeds its fair value of €187,960, which may deter potential family renters due to affordability concerns. With a gross yield of only 3.6%, this investment seems less attractive for families seeking cost-effective housing options.
Increased Tenant Turnover Risk Tenants may be more likely to leave given the lower tenant stability score of 75/100, potentially leading to higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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