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.
1-bedroom, 1-bathroom apartment of 58 m², built in 1951, energy rating D. Located Arroios parish, Lisbon municipality, Lisbon district. The apartment includes a private garden with an annex for storage, enhancing the living space and offering a rare outdoor area in the city center of Lisbon.
The valuation. The asking price of €450,000 significantly exceeds the fair value of €357,183 by €92,817 (26.0%). This property is thus considered overpriced, making it a less attractive investment option for buyers seeking value.
Fair value modelled at €357,183 from 6 comparable sales in the area. Asking €450,000 sits €92,817 (26.0%) above — overpriced versus fair value.
Asking €450,000 versus the Arroios, Lisbon, Lisbon area baseline of €333,782 (€5,755/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €333,782, adjusted for condition and micro-location, gives a modelled fair value of €357,183 (€6,158/m²), a €92,817 (26.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · bf2248 | Subject | €450,000 | €7,759 | — | — | 90 |
| avenida da Liberdade | Active | €590,000 | €8,676 | 11.8% | 80 | 83 |
| avenida General Roçadas, 24 | Active | €299,000 | €5,537 | 28.6% | 75 | 81 |
| rua Lopes, 104 | Active | €359,000 | €5,983 | 22.9% | 73 | 82 |
| Arroios · be9601 | Active | €350,000 | €7,447 | 4.0% | 75 | 87 |
| Median comp | €354,500 | €6,715 | 13.5% | 75 | 83 |
Luxury market The 1-bed apartment in Arroios, listed at €450,000, is priced 26.0% above its fair value of €357,183, indicating it is overpriced for the luxury market. While the neighborhood boasts a high rating of 90/100, the yield of 2.9% suggests limited potential for investment growth in this segment. Long-term rental This property, with a current listing price of €450,000 compared to a fair value of €357,183, demonstrates an overpriced status that may deter potential long-term rental investors. The appealing amenities and low crime rates could attract tenants, but the low gross yield of 2.9% undermines the overall investment viability. Short-term vacation rental At a listing price of €450,000, this apartment's valuation is 26.0% higher than its fair value of €357,183, marking it as overpriced for a short-term vacation rental strategy. Despite the attractive neighborhood characteristics, the yield of 2.9% does not justify the investment for short-term rental profitability.
Tenant turnover risk High tenant turnover may arise despite the 85/100 tenant stability score, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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