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 on the 5th floor, energy rating D. Located on praça do Saldanha, Arroios parish, Lisbon municipality, Lisbon district. This apartment features a stunning terrace with panoramic views of Lisbon, enhancing the living experience with exceptional outdoor space in a highly sought-after location.
The valuation. The asking price of €2,350,000 is significantly above the fair value of €2,085,027, with a premium of €264,973 (12.7%). This indicates the property is overpriced in the current market.
Fair value modelled at €2,085,027 from 6 comparable sales in the area. Asking €2,350,000 sits €264,973 (12.7%) above — overpriced versus fair value.
Asking €2,350,000 versus the praça do Saldanha area baseline of €1,942,630 (€5,631/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 €1,942,630, adjusted for condition and micro-location, gives a modelled fair value of €2,085,027 (€6,044/m²), a €264,973 (12.7%) gap versus the €2,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Saldanha | Subject | €2,350,000 | €6,812 | — | 79 | 81 |
| avenida 5 de Outubro, 190B | Active | €1,695,000 | €9,912 | 45.5% | 80 | 82 |
| rua António Patrício, 18 | Active | €695,000 | €5,792 | 15.0% | 80 | 78 |
| 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 | €5,923 | 13.1% | 77 | 79 |
Long-term rental This property’s high listing price of €2,350,000 translates to a gross yield of only 2.4%, which is insufficient to justify the investment considering its fair value of €2,085,027. Furthermore, while the good neighborhood rating of 81/100 may attract tenants, the property is ultimately overpriced and does not present a compelling case for a long-term rental strategy. Short-term vacation rental Given its central location in Arroios and strong appeal to tourists, the property could have potential for short-term vacation rentals; however, the listing price is 12.7% above fair value. Consequently, with the yield remaining at a modest 2.4%, the high cost may limit profitability, making this strategy less attractive. Buy-and-hold Although Arroios benefits from good connectivity and livability, the listing price of €2,350,000 does not align with its fair value of €2,085,027 and places the investment in a concerning position. As such, the buy-and-hold strategy is less favorable due to the property being overpriced and not offering sufficient long-term capital appreciation potential.
Tenant turnover risk High tenant turnover, indicated by a tenant stability score of 55/100, could lead to increased vacancy rates and additional costs associated with re-letting 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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