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 113 m² on the 1st floor, energy rating C. Located on rua do Forno do Tijolo, 20, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's expansive outdoor space includes a balcony that wraps around, complemented by 10 French doors that maximize natural light throughout each room.
The valuation. The asking price of €560,000 is significantly below the fair value of €761,122, reflecting a difference of €201,122 (26.4%). This property is clearly underpriced, offering a compelling investment opportunity.
Fair value modelled at €761,122 from 6 comparable sales in the area. Asking €560,000 sits €201,122 (26.4%) below — the upside to fair value.
Asking €560,000 versus the rua do Forno do Tijolo, 20 area baseline of €717,418 (€6,349/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €717,418, adjusted for condition and micro-location, gives a modelled fair value of €761,122 (€6,736/m²), a €201,122 (26.4%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Forno do Tijolo, 20 | Subject | €560,000 | €4,956 | — | 75 | 85 |
| rua Visconde Seabra | Active | €799,000 | €6,771 | 36.6% | 76 | 78 |
| calçada Bento Rocha Cabral | Active | €850,000 | €6,538 | 31.9% | 79 | 86 |
| rua Bernardo Lima, 22 | Active | €670,000 | €6,700 | 35.2% | 85 | 94 |
| rua Dom Luís de Noronha, 5 | Active | €850,000 | €8,095 | 63.4% | 70 | 80 |
| Median comp | €824,500 | €6,736 | 35.9% | 78 | 83 |
Long-term rental The property offers a gross yield of 3.5%, which is competitive in the bustling market of Arroios, ensuring stable cash flow. Given the neighbourhood's high score of 85, tenant quality is likely elevated, supporting demand for long-term leases. Buy-and-hold Acquiring this apartment at €560,000 presents an opportunity to benefit from the 26.4% gap versus the fair value of €761,122, making it a strategic asset in a growing area. The promising economic and cultural backdrop of Lisbon enhances the potential for property appreciation over time. Luxury market While the apartment is well-positioned for increased demand with a condition score of 78 in a desirable locale, it may not fully tap into the luxury market segment. At €560,000, the property could attract affluent buyers seeking quality living in the heart of Lisbon, though it may require enhancements to command premium pricing. Not ideal for short-term rental Due to the neighbourhood's character and the apartment's condition, it may not meet the expectations of short-term rental markets seeking high turnover and maximized nightly rates. The current amenities and cultural appeal are better suited for long-term habitation rather than transient stays.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of turnover, which may lead to fluctuating income and potential vacancy periods affecting cash flow and ROI.
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