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.
4-bedroom, 4-bathroom apartment of 106 m², energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. The apartment's smart access system and individual internet networks in each room cater perfectly to modern tenants and enhance its rental potential in Lisbon's competitive market.
The valuation. The asking price of €795,000 is significantly above the fair value of €659,935, resulting in a discrepancy of €135,065 (20.5%). This property is overpriced.
Fair value modelled at €659,935 from 6 comparable sales in the area. Asking €795,000 sits €135,065 (20.5%) above — overpriced versus fair value.
Asking €795,000 versus the Arroios, Lisbon, Lisbon area baseline of €618,666 (€5,836/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 €618,666, adjusted for condition and micro-location, gives a modelled fair value of €659,935 (€6,226/m²), a €135,065 (20.5%) gap versus the €795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 5b873e | Subject | €795,000 | €7,500 | — | 75 | 88 |
| São Vicente · a80ab2 | Active | €800,000 | €5,714 | 23.8% | 80 | 82 |
| rua Domingos Sequeira, 66 | Active | €1,475,000 | €7,126 | 5.0% | 78 | 85 |
| Alvalade · f14dca | Active | €875,000 | €6,034 | 19.5% | 74 | 84 |
| Marvila · 3d9845 | Active | €3,700,000 | €7,400 | 1.3% | 75 | 78 |
| Median comp | €1,175,000 | €6,580 | 12.3% | 77 | 83 |
Long-term rental Given the property's 2.4% gross yield and fair value gap of 20.5%, it presents a lower return potential for long-term leasing in a competitive rental market. Additionally, while the neighbourhood is highly rated at 88/100, the overpriced nature of the listing casts doubt on sustainable profitability. Buy-and-hold Investing in this property as a buy-and-hold asset appears less appealing due to its current price exceeding fair value by 20.5%. Even with a solid neighbourhood rating and high demand, the reduced yield of 2.4% may not justify the initial capital outlay. Luxury market This property, despite its decent condition and location, does not align with luxury market expectations due to its overpriced valuation of €795,000 compared to the fair valuation of €659,935. As a result, it risks underperforming in the premium segment, where demand typically favors homes priced more accurately to market conditions.
Tenant turnover risk With a tenant stability score of 75/100, there's a potential risk of increased turnover leading to higher vacancy rates and associated costs. This could impact profitability, especially if rental demand fluctuates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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