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, 3-bathroom apartment of 120 m² on the 1st floor, built in 1972, energy rating B. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts an independent office, perfect for remote work, along with a private terrace-garden equipped with a kitchenette for outdoor entertaining.
The valuation. The asking price of €1,350,000 is significantly above the fair value of €996,787, resulting in an overpricing of €353,213 (35.4%). This metric reflects a clear market misalignment.
Fair value modelled at €996,787 from 6 comparable sales in the area. Asking €1,350,000 sits €353,213 (35.4%) above — overpriced versus fair value.
Asking €1,350,000 versus the Arroios, Lisbon, Lisbon area baseline of €942,891 (€7,857/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 €942,891, adjusted for condition and micro-location, gives a modelled fair value of €996,787 (€8,307/m²), a €353,213 (35.4%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 82906d | Subject | €1,350,000 | €11,250 | — | 76 | 84 |
| rua do Crucifixo | Active | €980,000 | €7,778 | 30.9% | 80 | 80 |
| rua do Crucifixo | Active | €980,000 | €7,778 | 30.9% | 80 | 83 |
| São Vicente · a8ed03 | Active | €895,000 | €4,812 | 57.2% | 77 | 79 |
| Misericórdia · 15e09b | Active | €1,690,000 | €8,895 | 20.9% | 75 | 83 |
| Median comp | €980,000 | €7,778 | 30.9% | 79 | 82 |
Long-term rental This 2-bed apartment in Arroios, listed at €1,350,000, presents a significant gap of 35.4% compared to its fair value of €996,787, indicating it is overpriced. With a gross yield of only 1.7%, the investment potential in the long-term rental market is limited despite the strong demand in the area. Buy-and-hold While the area's decent condition rating of 82/100 suggests reasonable appeal, the apartment's price point of €1,350,000 relative to its fair value renders it overpriced. Investors adopting a buy-and-hold strategy may find it challenging to justify this investment given the significant gap in value and low rental yield. Luxury market Positioned in an urban area of Lisbon, this apartment is marketed in the luxury segment at €1,350,000, but it is overpriced by 35.4% compared to its fair value of €996,787. The relatively low gross yield of 1.7% indicates that even within the luxury market, this property may struggle to meet investment return expectations. Not ideal for short-term rental Given its pricing of €1,350,000 and a high gap from fair value, this property is not suitable for the short-term rental strategy, where economic feasibility is crucial for success. The potential low demand at this price point, combined with an unattractive yield, reinforces its unsuitability. Not ideal for student housing With a price tag of €1,350,000, this apartment exceeds the typical budget range for student housing, making it an impractical investment option. The hefty valuation in comparison to its fair value further solidifies its misalignment with the needs of the student rental market.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and diminished rental income.
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