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, 2-bathroom apartment of 140 m² on the 2nd floor, built in 1951, energy rating C. Located on rua Rafael de Andrade, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a spacious 48.6 m² living room with a designated office area and a south/west-facing balcony, ensuring abundant natural light and comfort.
The valuation. The asking price of €770,000 is below the fair value of €851,716, indicating a difference of €81,716 (9.6%). This property is subvalued, presenting a potential opportunity for investment.
Fair value modelled at €851,716 from 6 comparable sales in the area. Asking €770,000 sits €81,716 (9.6%) below — the upside to fair value.
Asking €770,000 versus the rua Rafael de Andrade area baseline of €789,982 (€5,643/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €789,982, adjusted for condition and micro-location, gives a modelled fair value of €851,716 (€6,084/m²), a €81,716 (9.6%) gap versus the €770,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rafael de Andrade | Subject | €770,000 | €5,500 | — | 76 | 86 |
| rua Angelina Vidal? Penha de Françawe | Active | €479,900 | €6,399 | 16.3% | 78 | 85 |
| rua Lucinda Simões, 12 | Active | €680,000 | €4,823 | 12.3% | 78 | 83 |
| rua Cavaleiro de Oliveira, 32 | Active | €710,000 | €6,827 | 24.1% | 78 | 83 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 4.9% | 80 | 85 |
| Median comp | €695,000 | €6,084 | 10.6% | 78 | 84 |
Long-term rental This 3-bed apartment in Arroios, Lisbon, presents an attractive investment opportunity, currently listed at €770,000 compared to a fair value of €851,716, indicating it is subpriced by 9.6%. The property’s decent gross yield of 3% and strong neighborhood score of 86 suggest steady demand from quality tenants looking for long-term accommodations. Short-term vacation rental With a favorable valuation gap of 9.6% below its fair value, this Arroios apartment offers a strategic opportunity for short-term vacation rentals to capitalize on Lisbon’s thriving tourism. The apartment's condition rating of 81 ensures that it can appeal to visitors seeking comfort and modern amenities, thus enhancing profitability. Luxury market Positioned within a desirable area of Lisbon and priced at €770,000, this apartment falls into the luxury market segment where buyers expect quality and uniqueness. The combination of quality construction and high neighborhood ratings position this property well to attract affluent buyers or investors willing to pay a premium for lifestyle enhancements. Not ideal for student housing This property’s price point and size make it less suitable for the student housing market, as students typically seek more budget-friendly accommodations. The long-term investment horizon aligns better with more permanent residents in this high-demand urban area. Not ideal for agricultural investments Given the specific urban context of Arroios, this property does not offer any agricultural potential or viability for farming-related investments. The focus on residential and commercial activities in the area provides a more fitting investment landscape.
Tenant turnover risk Given the Tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which could impact cash flow stability and increase vacancy costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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