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, 3-bathroom apartment of 150 m², built in 1977, energy rating E. Located on rua dos Anjos, 57, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a luxurious marble fireplace with an ethanol burner and a bespoke bar crafted from noble woods, ideal for sophisticated gatherings and intimate evenings.
The valuation. The asking price of €1,190,000 is €147,919 (14.2%) above the fair value of €1,042,081, indicating that the property is overpriced. This discrepancy suggests limited potential for immediate equity gain.
Fair value modelled at €1,042,081 from 6 comparable sales in the area. Asking €1,190,000 sits €147,919 (14.2%) above — overpriced versus fair value.
Asking €1,190,000 versus the rua dos Anjos, 57 area baseline of €973,458 (€6,490/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €973,458, adjusted for condition and micro-location, gives a modelled fair value of €1,042,081 (€6,947/m²), a €147,919 (14.2%) gap versus the €1,190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Anjos, 57 | Subject | €1,190,000 | €7,933 | — | 79 | 88 |
| Santa Maria Maior · c17a1c | Active | €4,500,000 | €18,672 | 135.4% | 80 | 86 |
| Estrela · cfde22 | Active | €975,000 | €5,909 | 25.5% | 75 | 80 |
| praça do Príncipe Real | Active | €720,000 | €7,912 | 0.3% | 75 | 83 |
| praça do Rossio | Active | €490,000 | €4,153 | 47.7% | 76 | 84 |
| Median comp | €847,500 | €6,911 | 12.9% | 76 | 84 |
Long-term rental The property in Arroios is currently overpriced at €1,190,000 given its fair value of €1,042,081, indicating a 14.2% gap. With a gross yield of only 1.7%, the financial prospects for long-term rental income do not justify the current asking price. Buy-and-hold Investing in this property as a buy-and-hold strategy may not be advisable due to its overpriced valuation of €1,190,000 compared to the fair value of €1,042,081, representing a 14.2% premium. The limited yield of 1.7% further diminishes the attractiveness of capital appreciation potential over time. Short-term vacation rental At a listing price of €1,190,000, this apartment is overpriced compared to its fair value of €1,042,081, with a notable 14.2% gap, which raises concerns about profitability in the short-term vacation rental market. The current yield of 1.7% suggests that obtaining a satisfactory return on investment through short-term rentals is unlikely at this price point.
Potential Tenant Turnover The tenant stability score of 85/100 suggests a moderate risk of turnover, which could lead to potential income disruptions if properties require frequent re-leasing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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