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 104 m² on the 2nd floor, energy rating C. Located on rua Cavaleiro de Oliveira, 32, Arroios parish, Lisbon municipality, Lisbon district. This apartment features a small balcony perfect for enjoying the vibrant neighborhood views, along with thoughtful design elements that enhance both aesthetics and functionality.
The valuation. The asking price of €710,000 is significantly above fair value of €574,690, indicating an overpricing of €135,310, or 23.5% over fair market expectations. This price does not align with investment standards. Buy-to-flip angle. With strategic renovations, the property could potentially be flipped for a higher resale value, capitalizing on the upscale condition and location, yet current pricing challenges this strategy's viability given the elevated cost. Buy-to-let angle. The estimated monthly rental income of €1,598 leads to a gross yield of 2.7%, which falls short of attractive investment returns, raising concerns about long-term profitability in the luxury rental market.
Fair value modelled at €574,690 from 6 comparable sales in the area. Asking €710,000 sits €135,310 (23.5%) above — overpriced versus fair value.
Asking €710,000 versus the rua Cavaleiro de Oliveira, 32 area baseline of €531,177 (€5,107/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €531,177, adjusted for condition and micro-location, gives a modelled fair value of €574,690 (€5,526/m²), a €135,310 (23.5%) gap versus the €710,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cavaleiro de Oliveira, 32 | Subject | €710,000 | €6,827 | — | 78 | 83 |
| rua Lucinda Simões, 12 | Active | €680,000 | €4,823 | 29.4% | 78 | 83 |
| rua Angelina Vidal? Penha de Françawe | Active | €479,900 | €6,399 | 6.3% | 78 | 85 |
| Arroios · 6a9585 | Active | €695,000 | €7,092 | 3.9% | 75 | 81 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 15.5% | 80 | 85 |
| Median comp | €687,500 | €6,084 | 10.9% | 78 | 84 |
Long-term rental The current listing price of €710,000 results in a gross yield of only 2.7%, which suggests reduced attractiveness for long-term rental investments. Given that the fair value is €574,690, this property is overpriced by 23.5%, raising concerns about its profitability in this strategy. Buy-and-hold While holding the property may yield appreciation over time, the significant 23.5% gap from fair value indicates a potential for limited upside in a buy-and-hold strategy. The yield of 2.7% is also lower than what is desirable, making this investment less compelling given its current price. Luxury market Although the apartment is situated in a neighbourhood with an attractive rating of 83/100, the €710,000 asking price does not align with fair market value, placing the property in the category of overpriced luxury listings. As a result, potential buyers in the luxury market should exercise caution, as the yield of 2.7% does not justify the elevated price point. Not ideal for short-term rental The property’s listing price of €710,000, coupled with a modest yield of 2.7%, makes it unsuitable for short-term rental strategies where higher returns are typically expected. Furthermore, the overpriced nature of the property suggests it may not attract the desired short-term guests at this rate. Not ideal for student housing Given the €710,000 listing price and a gross yield of only 2.7%, this property does not present a viable option for student housing, as the expected return does not meet the demands typically placed on such investments. The significant gap from fair value further underscores this property's less favorable positioning in a student rental market.
Tenant volatility risk With a tenant stability score of 70/100, there is a potential risk of higher turnover and vacancy rates, which could impact overall cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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