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, 2-bathroom apartment of 110 m² on the 1st floor, energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. Bright apartment with unobstructed views over Lisbon, featuring modern finishes and a well-designed space, including a pantry and newly renovated utilities for enhanced efficiency.
The valuation. The asking price of €650,000 is significantly higher than the fair value of €574,260, reflecting an overpricing of €75,740 (13.2%). This discrepancy suggests that potential investors may need to negotiate aggressively to obtain a more realistic price.
Fair value modelled at €574,260 from 6 comparable sales in the area. Asking €650,000 sits €75,740 (13.2%) above — overpriced versus fair value.
Asking €650,000 versus the Arroios, Lisbon, Lisbon area baseline of €524,069 (€4,764/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €524,069, adjusted for condition and micro-location, gives a modelled fair value of €574,260 (€5,221/m²), a €75,740 (13.2%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · caa1b7 | Subject | €650,000 | €5,909 | — | 78 | 90 |
| rua Fernão de Magalhães, 1 | Active | €499,000 | €5,670 | 4.0% | 80 | 81 |
| Arroios · 6fb8e0 | Active | €520,000 | €4,000 | 32.3% | 82 | 78 |
| Avenidas Novas · 090166 | Active | €795,000 | €5,483 | 7.2% | 76 | 86 |
| Penha de França · 4bc016 | Active | €498,000 | €4,788 | 19.0% | 80 | 82 |
| Median comp | €509,500 | €5,136 | 13.1% | 80 | 82 |
Long-term rental The property in Arroios, listed at €650,000, is overpriced compared to its fair value of €574,260, presenting a gap of 13.2%. With a gross yield of only 3.1%, this investment may struggle to generate sufficient returns in the current market conditions. Buy-and-hold Acquiring this 3-bed apartment for €650,000, when the fair value is €574,260, suggests that holding onto the property might yield capital inefficiencies, given its overpriced status. While the apartment's neighborhood offers strong demand and quality amenities, the financial rationale is weakened by the 13.2% price premium. Luxury market Entering the luxury market with this Arroios apartment priced at €650,000 could be problematic, as the property's fair market value sits at €574,260, indicating it is overpriced by 13.2%. Despite its good neighborhood rating of 90/100, the excessive price point may limit potential appreciation and appeal to discerning buyers seeking value.
Market Overdependence The high economic stability score of 90/100 does not fully mitigate the risk posed by a tenant stability score of 85/100, indicating potential vulnerability to economic shifts affecting tenant retention.
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