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.
1-bedroom, 1-bathroom apartment of 26 m², energy rating D. Located on beco dos Birbantes, 12, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a charming open-plan living area that enhances natural light, while the innovative storage solutions in the bedroom maximize functionality in the compact space.
The valuation. The asking price of €235,000 significantly exceeds the fair value of €158,408, creating a disparity of €76,592 (48.4%). This property is deemed overpriced, reflecting a mismatch between market expectation and actual value.
Fair value modelled at €158,408 from 6 comparable sales in the area. Asking €235,000 sits €76,592 (48.4%) above — overpriced versus fair value.
Asking €235,000 versus the beco dos Birbantes, 12 area baseline of €151,376 (€5,822/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €151,376, adjusted for condition and micro-location, gives a modelled fair value of €158,408 (€6,093/m²), a €76,592 (48.4%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco dos Birbantes, 12 | Subject | €235,000 | €9,038 | — | 72 | 79 |
| rua Filipe Folque, 24 | Active | €300,000 | €7,895 | 12.7% | 70 | 81 |
| Santa Maria Maior · 6d55c2 | Active | €185,000 | €4,405 | 51.3% | 70 | 89 |
| calçada de Santo André S / N | Active | €250,000 | €5,952 | 34.1% | — | 86 |
| Estrela · 6c7aa9 | Active | €285,000 | €7,500 | 17.0% | 70 | 80 |
| Median comp | €267,500 | €6,726 | 25.6% | 70 | 84 |
Long-term rental Due to the property being overpriced at €235,000 compared to the fair value of €158,408, it represents a risky investment for long-term rental income despite a gross yield of 4.3%. The high purchase price combined with a condition score of only 70/100 diminishes its attractiveness to potential long-term tenants seeking value. Short-term vacation rental The significant pricing gap of 48.4% suggests that this €235,000 property is not well-positioned in the short-term vacation rental market, where potential returns may not justify the high entry cost. With a gross yield of 4.3% that is relatively low for vacation rentals, investors should be cautious given the property's overall condition and overvaluation. Luxury market Although located in a desirable area of Arroios, the apartment's price of €235,000 exceeds its fair market value of €158,408, reflecting a lack of alignment with luxury market expectations. The property's modest condition score of 70/100 further indicates that it may not meet the standards typically expected in this segmented market, making it an unattractive luxury investment option.
Tenant turnover risk A tenant stability score of 70/100 indicates a potential for increased turnover, which could lead to increased vacancy rates and associated costs for the property.
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