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, 1-bathroom apartment of 91 m² on the 2nd floor, built in 1951, energy rating C. Located on rua do Conde Redondo, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment’s renovation honors its historical essence with high ceilings and original wooden flooring, while offering modern comforts like air conditioning and ample natural light throughout the day.
The valuation. The asking price of €670,000 sits 4.1% below the fair value of €698,602, indicating that this property is priced reasonably within the current market. This valuation provides potential for steady appreciation in a robust neighborhood.
Fair value modelled at €698,602 from 6 comparable sales in the area. Asking €670,000 sits €28,602 (4.1%) below — the upside to fair value.
Asking €670,000 versus the rua do Conde Redondo area baseline of €663,642 (€7,293/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €663,642, adjusted for condition and micro-location, gives a modelled fair value of €698,602 (€7,677/m²), a €28,602 (4.1%) gap versus the €670,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Conde Redondo | Subject | €670,000 | €7,363 | — | 74 | 83 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 4.5% | 75 | 85 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 16.0% | 80 | 85 |
| rua do Vale de Santo António | Active | €399,900 | €7,271 | 1.2% | 74 | 80 |
| rua Marcos de Portugal | Active | €698,000 | €11,079 | 50.5% | 78 | 80 |
| Median comp | €424,950 | €7,151 | 2.9% | 77 | 83 |
Long-term rental The property presents a gross yield of 3.1%, aligning with current market standards in Arroios. Given its fair valuation and condition rating of 78/100, it offers moderate potential for stable rental income. Short-term vacation rental While the property benefits from a favorable neighbourhood rating of 83/100, the gross yield of 3.1% indicates limited profitability for short-term rentals in the current market. The fair valuation suggests potential competition may keep returns subdued despite high tourism interest. Luxury market Positioned within a desirable area, the property fits the luxury market profile but at a fair price point of €670,000, which is close to the fair value of €698,602. As such, while it may attract affluent buyers, the modest gap from fair value may limit extensive upside in appreciation. Not ideal for student housing This property is not suited for student housing due to its pricing and yield profile, making it less attractive for this demographic. The location and amenities do not align well with student needs for affordability and access. Not ideal for agricultural development The Arroios neighborhood, being urban in nature, does not support agricultural development opportunities. This strategy conflicts with the existing property usage and zoning regulations in the area. Not ideal for industrial Industrial development is incompatible with the residential character of the Arroios area. The property's valuation and context do not support an industrial strategy, given the lack of suitable infrastructure and zoning.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased turnover which could lead to higher vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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