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, 2-bathroom apartment of 65 m² on the 5th floor, built in 1989, energy rating C. Located on rua José Falcão, Arroios parish, Lisbon municipality, Lisbon district. This property offers flexible layout options, allowing for creative renovations that can maximize rental yield in a high-demand area of Lisbon.
The valuation. The asking price of €475,000 sits significantly above the fair value of €419,089, indicating the property is overpriced by €55,911 (13.3%). This discrepancy suggests caution for potential investors. Buy-to-flip angle. The buy-to-flip strategy for this apartment focuses on renovations that could enhance appeal, targeting a resale in the luxury market for a profit, although current pricing may limit this opportunity. Buy-to-let angle. A rental income strategy could yield an estimated gross monthly income of €1,267, resulting in a 3.2% yield which, while sustainable, may not fully leverage the property's pricing potential in the luxury segment.
Fair value modelled at €419,089 from 6 comparable sales in the area. Asking €475,000 sits €55,911 (13.3%) above — overpriced versus fair value.
Asking €475,000 versus the rua José Falcão area baseline of €389,535 (€5,993/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 €389,535, adjusted for condition and micro-location, gives a modelled fair value of €419,089 (€6,448/m²), a €55,911 (13.3%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Falcão | Subject | €475,000 | €7,308 | — | 79 | 82 |
| rua Gomes Freire | Active | €690,000 | €5,656 | 22.6% | 80 | 86 |
| rua da Fé, 64 | Active | €795,000 | €6,570 | 10.1% | 80 | 89 |
| rua Azedo Gneco | Active | €709,000 | €7,543 | 3.2% | 76 | 83 |
| rua Gomes Freire, 183 | Active | €695,000 | €5,346 | 26.8% | 80 | 85 |
| Median comp | €702,000 | €6,113 | 16.3% | 80 | 86 |
Long-term rental The 2-bed apartment in Arroios offers a 3.2% gross yield, which is relatively low compared to expectations for a property in this central Lisbon location. However, with the property priced at €475,000, it is considered overpriced at a 13.3% premium over its fair value of €419,089. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be ideal since it is valued at €475,000, which significantly exceeds its fair value. The relatively modest yield of 3.2% further suggests that the potential returns do not justify the inflated price. Luxury market While the apartment boasts a good condition rating of 82/100 and is located in a desirable area of Arroios, the current listing price of €475,000 positions it within the luxury market incorrectly, considering it is overpriced by 13.3%. This excess valuation undermines its attractiveness as a luxury investment option in an otherwise appealing neighborhood.
Potential Tenant Turnover Risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which can disrupt cash flow and increase vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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