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, 1-bathroom apartment of 63 m² on the 4th floor, built in 1937, energy rating E. Located on rua Nova do Desterro, 30, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a sunroom that enhances natural light and provides a serene space for relaxation, alongside glimpses of the historical architectural elements preserved from its original design.
The valuation. The asking price of €375,000 sits €37,534 (11.1%) above the fair value of €337,466, indicating that the property is overpriced. This price may deter potential investors seeking value-driven opportunities.
Fair value modelled at €337,466 from 6 comparable sales in the area. Asking €375,000 sits €37,534 (11.1%) above — overpriced versus fair value.
Asking €375,000 versus the rua Nova do Desterro, 30 area baseline of €315,378 (€5,006/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €315,378, adjusted for condition and micro-location, gives a modelled fair value of €337,466 (€5,357/m²), a €37,534 (11.1%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nova do Desterro, 30 | Subject | €375,000 | €5,952 | — | 73 | 86 |
| Campo de Ourique · cfe269 | Active | €650,000 | €6,190 | 4.0% | 72 | 83 |
| São Vicente · 828f9d | Active | €395,000 | €4,489 | 24.6% | 74 | 84 |
| Campo de Ourique · 2620e5 | Active | €650,000 | €6,190 | 4.0% | 76 | 86 |
| rua Latino Coelho, 34 | Active | €950,000 | €7,308 | 22.8% | 70 | 80 |
| Median comp | €650,000 | €6,190 | 4.0% | 73 | 84 |
Long-term rental Given the property’s gross yield of 4.2%, it presents limited return potential for long-term rental strategies as the market is currently overpriced. The attractive central Lisbon location may provide consistent demand; however, the 11.1% gap from fair value indicates that investment returns may not meet expectations. Luxury market Targeting the luxury market with this 3-bed apartment is challenging since its valuation exceeds the fair market price, making it less appealing to affluent buyers. While the neighbourhood is rated exceptionally high at 86/100, the overpriced status limits the potential for capital appreciation in the luxury segment. Short-term vacation rental Investing in short-term vacation rentals may seem attractive due to Lisbon's strong tourism, yet the 4.2% gross yield suggests that this property is not optimally positioned for generating profitable returns given its overpriced listing. Despite the desirable location and good amenities, the 11.1% valuation gap discourages investment in this strategy. Not ideal for: Value-add renovation This property is not suitable for value-add renovation as its current price exceeds fair value, indicating little room for profit through upgrades. The condition rating of 75/100 also suggests limited potential for significant enhancements that would attract a premium. Not ideal for: Student housing Positioning this apartment as housing for students is not advisable, considering its overpriced status which exceeds fair market expectations. The high rental prices in relation to the fair value may deter students, who generally seek more budget-friendly options in the area.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could affect cash flow over time as new leases are negotiated or vacancies arise.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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