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.
5-bedroom, 2-bathroom apartment of 123 m² on the 3rd floor, built in 1937, energy rating C. Located on rua Francisco Sanches, Arroios parish, Lisbon municipality, Lisbon district. This apartment features high worked ceilings and solid wood flooring, enhancing its character while benefiting from excellent sun exposure and a charming balcony overlooking the vibrant neighborhood.
The valuation. The asking price of €710,000 is set at a premium of €23,250, or 3.4%, above the fair value of €686,750. This valuation reflects a fair market position for the property.
Fair value modelled at €686,750 from 6 comparable sales in the area. Asking €710,000 sits €23,250 (3.4%) above — overpriced versus fair value.
Asking €710,000 versus the rua Francisco Sanches area baseline of €653,908 (€5,316/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €653,908, adjusted for condition and micro-location, gives a modelled fair value of €686,750 (€5,583/m²), a €23,250 (3.4%) gap versus the €710,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Francisco Sanches | Subject | €710,000 | €5,772 | — | 72 | 82 |
| rua Professor Sousa da Câmara S / N | Active | €749,000 | €5,806 | 0.6% | 65 | 82 |
| rua Francisco Sanches | Active | €710,000 | €5,071 | 12.1% | 60 | 84 |
| Estrela · 0014d7 | Active | €770,000 | €5,310 | 8.0% | 75 | 90 |
| praça Alvalade | Active | €825,000 | €6,445 | 11.7% | 77 | 79 |
| Median comp | €759,500 | €5,558 | 3.7% | 70 | 83 |
Long-term rental The property presents a gross yield of 3.2%, aligning with current market expectations for the Arroios neighborhood. Despite the fair value assessment indicating a nominal gap of 3.4%, the consistent demand for rental properties in central Lisbon may provide steady income over time. Short-term vacation rental Given the location's appeal and tourism-driven economic activity, the apartment is positioned to attract short-term visitors, although the yield of 3.2% may not be exceptionally competitive. The neighborhood's high amenity rating of 82/100 further supports its potential in the vacation rental market, notwithstanding the fair pricing relative to its fair value. Buy-and-hold Holding onto this property could be advantageous due to its fair valuation and stable neighborhood indicators, presenting a balanced risk profile for long-term investment. Although it is not sold at a bargain, the sustained nearby economic activity in Lisbon may aid in property value appreciation over time.
Tenant Risk The tenant stability score of 60/100 indicates a potential risk of tenant turnover and vacancy, which could impact cash flow and overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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