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 house of 120 m², built in 1937, energy rating D. Located Arruda dos Vinhos parish, Arruda dos Vinhos municipality, Lisbon district. Located in a historic center, this property features adaptive potential for the ground floor, allowing for creative redesign into a social space, enhancing its market value.
The valuation. The asking price of €225,000 is significantly above the fair value of €140,492, leaving a discrepancy of €84,508 (60.2%). This property is considered overpriced.
Fair value modelled at €140,492 from 6 comparable sales in the area. Asking €225,000 sits €84,508 (60.2%) above — overpriced versus fair value.
Asking €225,000 versus the Arruda dos Vinhos, Arruda dos Vinhos, Lisbon area baseline of €226,897 (€1,891/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 30/100 is below the parish average, reducing 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 €226,897, adjusted for condition and micro-location, gives a modelled fair value of €140,492 (€1,171/m²), a €84,508 (60.2%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arruda dos Vinhos · e554a6 | Subject | €225,000 | €1,875 | — | 25 | 59 |
| Arruda dos Vinhos · 3a7299 | Active | €154,500 | €1,217 | 35.1% | 20 | 61 |
| rua Augusto Domingos da Lage | Active | €350,000 | €449 | 76.1% | 42 | 68 |
| rua Cândido dos Reis, 33 | Active | €455,000 | €2,791 | 48.9% | 48 | 69 |
| Arruda dos Vinhos · 225c49 | Active | €145,000 | €775 | 58.6% | — | 59 |
| Median comp | €252,250 | €996 | 46.9% | 42 | 65 |
Long-term rental The property at €225,000 is considered overpriced, with a fair value of only €140,492, indicating a significant gap of 60.2%. The 4.1% gross yield is insufficient to justify the inflated price in a rural area considering the lower demand for long-term rentals. Family rental Given the property's listing price of €225,000, which exceeds the fair value significantly, it is overpriced for a family rental market. The low condition score of 30/100 further diminishes its appeal to families looking for suitable living conditions at reasonable prices.
Economic Vulnerability With an economic stability score of 50/100, there is a significant risk of economic downturn affecting rental income and property value. Tenant Instability The tenant stability score of 60/100 indicates potential fluctuations in occupancy, which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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