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.
4-bedroom, 2-bathroom apartment of 103 m², energy rating D. Located on rua de Dona Estefânia, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a unique dual solar orientation that offers stunning panoramic views over the Castle of São Jorge and a serene private balcony overlooking a landscaped courtyard.
The valuation. The asking price of €599,000 sits closely to its fair value of €598,269, with a mere difference of €731 (0.1%). This indicates that the property is priced fairly. Buy-to-flip angle. A resale strategy could target a slight markup above the current asking price, leveraging the apartment's appealing condition and desirable location to attract buyers. Buy-to-let angle. Estimated rental income of €1,747/month provides a gross yield of 3.5%, making it a viable option for long-term renting or short-term vacation rentals in the high-demand market of Central Lisbon.
Fair value modelled at €598,269 from 6 comparable sales in the area. Asking €599,000 sits €731 (0.1%) above — overpriced versus fair value.
Asking €599,000 versus the rua de Dona Estefânia area baseline of €562,178 (€5,458/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 €562,178, adjusted for condition and micro-location, gives a modelled fair value of €598,269 (€5,808/m²), a €731 (0.1%) gap versus the €599,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Dona Estefânia | Subject | €599,000 | €5,816 | — | 70 | 82 |
| Alvalade · 4d46ff | Active | €585,000 | €6,031 | 3.7% | 75 | 80 |
| rua Carlos Mardel S / N | Active | €715,000 | €5,586 | 3.9% | 75 | 83 |
| rua de São Bento S / N | Active | €1,850,000 | €13,603 | 133.9% | 65 | 88 |
| rua Doutor António Martins, 14 | Active | €845,000 | €6,706 | 15.3% | 76 | 78 |
| Median comp | €780,000 | €6,369 | 9.5% | 75 | 82 |
Long-term rental The property in Arroios offers a gross yield of 3.5%, aligning with local market expectations. Given the strong liveability and proximity to employment opportunities, this strategy can maintain stable demand for rental units. Buy-and-hold Acquiring this 4-bed apartment could provide consistent returns over time, as the property is situated in a desirable urban area with significant amenities and transit options. While the price is close to fair value, the growth potential in the region may justify a long-term investment approach despite the current valuation. Short-term vacation rental The Arroios apartment's location in central Lisbon makes it attractive for short-term vacation rentals, capitalizing on the city's tourism. However, its valuation at €599,000 indicates that while it can generate income, the property is not priced to offer an immediate competitive advantage in this segment.
Tenant turnover risk A tenant stability score of 75/100 indicates a higher likelihood of tenant turnover, which could result in increased vacancy rates and potential loss of rental income.
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