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.
4-bedroom, 3-bathroom apartment of 345 m², built in 1951, energy rating D. Located on avenida Praia da Vitória, 30, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment's mid-century style is enhanced by intricate crown moldings and original wrought-iron railings, reflecting its historical significance within a Valmor Award building. Additional Detail: Its location offers vibrant city views from a spacious terrace, perfect for entertaining or relaxing.
The valuation. The asking price of €2,350,000 is above the fair value of €2,210,447, resulting in a difference of €139,553 (6.3%). Overall, the property is fairly valued in the current market.
Fair value modelled at €2,210,447 from 6 comparable sales in the area. Asking €2,350,000 sits €139,553 (6.3%) above — overpriced versus fair value.
Asking €2,350,000 versus the avenida Praia da Vitória, 30 area baseline of €2,068,050 (€5,994/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €2,068,050, adjusted for condition and micro-location, gives a modelled fair value of €2,210,447 (€6,407/m²), a €139,553 (6.3%) gap versus the €2,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Praia da Vitória, 30 | Subject | €2,350,000 | €6,812 | — | 80 | 85 |
| avenida de Roma | Active | €1,100,000 | €6,832 | 0.3% | 88 | 81 |
| avenida 5 de Outubro, 190B | Active | €1,695,000 | €9,912 | 45.5% | 80 | 82 |
| Areeiro · 25f8d9 | Active | €1,150,000 | €6,053 | 11.1% | 74 | 80 |
| Alvalade · 6f41f1 | Active | €1,100,000 | €5,093 | 25.2% | 74 | 78 |
| Median comp | €1,125,000 | €6,443 | 5.4% | 77 | 81 |
Long-term rental The property in Arroios presents a fair investment opportunity for long-term rental, given its average yield of 2.3% in a neighbourhood rated 85/100 for amenities and tenant quality. However, investors should be aware that the property is listed at €2,350,000, which reflects a 6.3% gap above its fair value of €2,210,447. Buy-and-hold A buy-and-hold strategy could work in the Arroios neighbourhood, boosted by its good condition rating of 79/100 and significant local amenities contributing to tenant retention. Nevertheless, with a price slightly above fair value, potential investors should factor in the current market dynamics before committing. Family rental This property could serve well as a family rental due to its spacious design and strong neighbourhood score of 85/100. Yet, given its listing price of €2,350,000, which is above the fair value of €2,210,447, prospective buyers should evaluate their long-term financial strategy accordingly.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of increased turnover, which could lead to higher vacancy rates and additional costs associated with re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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