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 118 m², energy rating C. Located Arruda dos Vinhos parish, Arruda dos Vinhos municipality, Lisbon district. Notable Features: The apartment boasts an unobstructed mountain view paired with direct access to a bike path and a children's park just 50 meters away, enhancing family-friendly living.
The valuation. The asking price of €385,000 is significantly above the fair value of €324,500, making it overpriced by €60,500 (18.6%). Such a discrepancy suggests that potential investors should tread carefully before proceeding with this property.
Fair value modelled at €324,500 from 5 comparable sales in the area. Asking €385,000 sits €60,500 (18.6%) above — overpriced versus fair value.
Asking €385,000 versus the Arruda dos Vinhos, Arruda dos Vinhos, Lisbon area baseline of €310,696 (€2,633/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €310,696, adjusted for condition and micro-location, gives a modelled fair value of €324,500 (€2,750/m²), a €60,500 (18.6%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arruda dos Vinhos · a0cc37 | Subject | €385,000 | €3,263 | — | 70 | 68 |
| estrada da Quinta dos Matos, 25 | Active | €350,000 | €3,302 | 1.2% | 76 | 65 |
| rua João Alberto Faria, 3 | Active | €359,000 | €3,294 | 0.9% | 75 | 69 |
| Arruda dos Vinhos · 6ebc8d | Active | €320,000 | €2,520 | 22.8% | 70 | 58 |
| rua Augusto Domingos da Lage | Active | €385,000 | €2,225 | 31.8% | 78 | 63 |
| Median comp | €354,500 | €2,907 | 10.9% | 76 | 64 |
Long-term rental The current listing price is 18.6% above the fair value, which diminishes the potential of long-term rental returns that would be attractive to investors. With a gross yield of only 3.2%, this property does not provide compelling cash flow for sustained investment. Family rental While the area is suitable for family living, the property is overpriced at €385,000, failing to align with the fair value of €324,500. Families looking for affordable accommodation may be deterred by the high listing price, which could negatively impact rental demand. Buy-and-hold Given the 18.6% price gap to fair value, holding this property long-term poses a risk of value stagnation or declines relative to market expectations. The investment does not fall in line with the criteria of solid long-term value, making it a less attractive buy-and-hold opportunity. Not ideal for: Luxury market, Short-term rental, Student housing
Tenant turnover risk A tenant stability score of 70/100 indicates a moderate likelihood of turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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