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 198 m² on the 3rd floor, built in 2020, energy rating B. Located on rua Gomes Freire, Arroios parish, Lisbon municipality, Lisbon district. This apartment features an integrated laundry room and offers direct access to a spacious terrace with panoramic views of Lisbon, enhancing both functionality and outdoor living experience.
The valuation. The asking price of €1,450,000 exceeds the fair value of €1,290,477 by €159,523 (12.4%). This property is considered overpriced in the current market.
Fair value modelled at €1,290,477 from 6 comparable sales in the area. Asking €1,450,000 sits €159,523 (12.4%) above — overpriced versus fair value.
Asking €1,450,000 versus the rua Gomes Freire area baseline of €1,193,963 (€6,030/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,193,963, adjusted for condition and micro-location, gives a modelled fair value of €1,290,477 (€6,518/m²), a €159,523 (12.4%) gap versus the €1,450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gomes Freire | Subject | €1,450,000 | €7,323 | — | 82 | 83 |
| avenida Engenheiro Duarte Pacheco | Active | €875,000 | €6,731 | 8.1% | 78 | 82 |
| praça Duque de Saldanha | Active | €895,000 | €6,885 | 6.0% | 75 | 83 |
| avenida Dom Carlos I | Active | €1,690,000 | €11,192 | 52.8% | 82 | 82 |
| rua Gomes de Brito | Active | €590,000 | €3,711 | 49.3% | 72 | 73 |
| Median comp | €885,000 | €6,808 | 7.0% | 77 | 82 |
Long-term rental The property in Arroios presents a gross yield of 2.7%, which is below the market average, suggesting lower profitability for long-term rental strategies. With a fair value of €1,290,477, the current listing price reflects a 12.4% overpricing, complicating the potential for strong cash flow in this strategy. Short-term vacation rental The vibrant location of this apartment in central Lisbon attracts tourists, but the high asking price of €1,450,000 suggests that the property is overpriced by 12.4%. This significant gap versus fair value could hinder competitive pricing in the short-term vacation rental market, limiting potential returns. Luxury market Aimed at the luxury market, this apartment’s appealing features and good location might attract affluent buyers; however, its current price of €1,450,000 is 12.4% above fair value. Consequently, the appetite for luxury properties may be tempered, as buyers might seek better-valued alternatives in the market.
Tenant turnover risk A tenant stability score of 70/100 suggests potential challenges in retaining tenants, which could lead to increased vacancy rates and associated costs in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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