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 92 m², energy rating D. Located on praça das Novas Nações, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment retains original 1950s architectural details, enhancing its renovation potential in a vibrant neighborhood close to Anjos metro and local amenities.
The valuation. The asking price of €410,000 is slightly above the fair value of €406,856, marking a difference of €3,144 (0.8%). This suggests the property is priced fairly in the current market.
Fair value modelled at €406,856 from 6 comparable sales in the area. Asking €410,000 sits €3,144 (0.8%) above — overpriced versus fair value.
Asking €410,000 versus the praça das Novas Nações area baseline of €427,875 (€4,651/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 is below the parish average, reducing 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 €427,875, adjusted for condition and micro-location, gives a modelled fair value of €406,856 (€4,422/m²), a €3,144 (0.8%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Novas Nações | Subject | €410,000 | €4,457 | — | 20 | 87 |
| rua Afonso Domingues, 36 | Active | €245,000 | €4,375 | 1.8% | 22 | 81 |
| rua do Mirante | Active | €195,000 | €3,824 | 14.2% | 15 | 85 |
| Penha de França · 0dcea1 | Active | €174,900 | €5,642 | 26.6% | 18 | 85 |
| rua do Duque | Active | €325,000 | €6,250 | 40.2% | 30 | 80 |
| Median comp | €220,000 | €5,009 | 12.4% | 20 | 83 |
Long-term rental The property in Arroios presents a gross yield of 4.1%, which indicates a solid return potential for long-term rental investors. Given the robust infrastructure and high tenant quality in the neighbourhood, it stands as a reliable option for consistent rental income. Luxury market While the apartment has appealing characteristics, it does not align with luxury market standards due to its lower condition rating of 25/100. The current listing price of €410,000 aligns closely with its fair value of €406,856, suggesting it is correctly priced but not a compelling luxury buy. Buy-and-hold The Arroios property offers a fair market price, making it a stable buy-and-hold investment for those looking to benefit from Lisbon's ongoing urban development. Its location in a well-rated neighbourhood supports long-term value retention, even though it is not significantly underpriced. Not ideal for: Student housing The property’s size and amenities do not cater strongly to student housing requirements, leading to a mismatch in potential tenant demographics. Given the fair value assessment, pursuing this strategy may not yield the desired rental success. Not ideal for: Short-term rental The apartment's current condition and pricing suggest that it wouldn't generate sufficient attraction in the competitive short-term rental market. With fair pricing, its suitability for this strategy appears limited, as the yield may not justify the investment efforts. Not ideal for: Value-add renovation With a condition score of 25/100, the property shows signs of needing significant improvements, yet its price is already near fair value, limiting potential for profitable renovations. Investing in value-add strategies may not deliver the expected returns given the current valuation context.
Economic Dependency Risk: With an economic stability score of 90/100, while strong, any downturn could significantly impact tenant stability, which is at 80/100, raising concerns about potential vacancy rates.
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