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 96 m² on the 1st floor, built in 1963, energy rating C. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a 25 m² terrace, ideal for entertaining, combined with modern finishes and a prime location just minutes from essential amenities and public transport.
The valuation. The asking price of €464,000 is significantly below the fair value of €614,400, representing a discrepancy of €150,400 (24.5%). This property is thus considered subpriced in the current market conditions.
Fair value modelled at €614,400 from 5 comparable sales in the area. Asking €464,000 sits €150,400 (24.5%) below — the upside to fair value.
Asking €464,000 versus the avenida Almirante Reis area baseline of €577,535 (€6,016/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €577,535, adjusted for condition and micro-location, gives a modelled fair value of €614,400 (€6,400/m²), a €150,400 (24.5%) gap versus the €464,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €464,000 | €4,833 | — | 75 | 91 |
| rua dos Douradores | Active | €790,000 | €6,639 | 37.4% | 75 | 86 |
| rua Actor Taborda, 39 | Active | €660,000 | €4,400 | 9.0% | 75 | 82 |
| avenida dos Estados Unidos da América, 32 | Active | €690,000 | €5,476 | 13.3% | 75 | 78 |
| calçada da Quintinha | Active | €640,000 | €6,400 | 32.4% | 80 | 80 |
| Median comp | €675,000 | €5,938 | 22.9% | 75 | 81 |
Long-term rental The 3-bed apartment in Arroios presents a promising opportunity for long-term rental, given its competitive gross yield of 3.8% and strong urban demand characteristics in central Lisbon. With an excellent neighbourhood rating of 91/100, it is well-positioned to attract quality tenants and ensure stable rental income. Luxury market Despite its appealing location and amenities, this property does not cater to the luxury market as indicated by its fair value gap of 24.5%. Consequently, even though it has desirable features, it may struggle to command premium pricing in the luxury segment. Buy-and-hold Investing in this property for a buy-and-hold strategy is appealing due to its current listing price being 24.5% beneath fair value, suggesting significant potential for appreciation. The property’s solid condition score of 77/100 and central location further enhance its attractiveness for long-term value growth. Not ideal for short-term vacation rental Given the current pricing and market dynamics, the apartment is not well-suited for short-term vacation rentals, as it doesn't capitalize on the pricing strategies typical of such a market segment. Moreover, the yield of 3.8% implies that the potential income may not meet the higher expectations commonly associated with vacation rental investments.
Market Sensitivity Despite high economic and tenant stability scores of 90/100, a downturn in the local economy could still adversely affect property values and rental income potential, leading to unexpected financial instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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