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 55 m² on the 1st floor, built in 2019, energy rating B. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy features: This apartment includes a video intercom system and offers exclusive access to a small gym and outdoor jacuzzi, enhancing its modern living experience in central Arroios.
The valuation. The asking price of €360,000 is just above the fair value of €342,347 by €17,653 (5.2%). This property is fairly valued, reflecting the consistent quality and location advantages.
Fair value modelled at €342,347 from 5 comparable sales in the area. Asking €360,000 sits €17,653 (5.2%) above — overpriced versus fair value.
Asking €360,000 versus the avenida Almirante Reis area baseline of €320,167 (€5,821/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 €320,167, adjusted for condition and micro-location, gives a modelled fair value of €342,347 (€6,224/m²), a €17,653 (5.2%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €360,000 | €6,545 | — | 78 | 82 |
| avenida Almirante Reis | Active | €360,000 | €6,000 | 8.3% | 80 | 85 |
| Arroios · 28ba0d | Active | €630,000 | €9,844 | 50.4% | 80 | 80 |
| travessa da Palmeira | Active | €500,000 | €7,692 | 17.5% | 80 | 82 |
| rua do Paraíso, 78 | Active | €305,000 | €6,224 | 4.9% | 78 | 92 |
| Median comp | €430,000 | €6,958 | 6.3% | 80 | 84 |
Long-term rental The 1-bed apartment in Arroios, priced at €360,000, is fairly valued with a slight 5.2% gap from its fair value of €342,347, indicating stable potential as a long-term rental. With a gross yield of 3.6% and a well-rated neighbourhood, this investment can provide a steady income stream in a sought-after location. Buy-and-hold Given the fair valuation of this apartment, with a price only marginally above the fair price, a buy-and-hold strategy may yield reasonable appreciation over time. The central location and strong demand in Arroios suggest that this property could maintain its value and even grow in an economically stable environment. Short-term vacation rental The property’s appealing amenities and advantageous location could cater well to the short-term vacation rental market, despite its fair price status. With an attractive yield and high neighbourhood rating, it presents opportunities for generating income from tourists in central Lisbon. Not ideal for student housing While the apartment is fairly priced and located in a desirable area, its valuation suggests it may not serve well as student housing due to the limited yield potential and higher pricing compared to more student-friendly accommodations in the region.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 75/100, which suggests potential volatility in rental income and associated costs to acquire new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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