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, 1-bathroom apartment of 110 m² on the 5th floor, built in 1950, energy rating D. Located on alameda Dom Afonso Henriques e o Instituto Superior Técnico, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment showcases high ceilings with decorative moldings, along with a recently updated bathroom featuring modern tiling for added aesthetic appeal.
The valuation. The asking price of €570,000 sits only 2.4% above the fair value of €556,818, indicating that the property is reasonably priced within the current market. This valuation reflects common market dynamics in Arroios, Lisbon.
Fair value modelled at €556,818 from 6 comparable sales in the area. Asking €570,000 sits €13,182 (2.4%) above — overpriced versus fair value.
Asking €570,000 versus the alameda Dom Afonso Henriques e o Instituto Superior Técnico area baseline of €512,505 (€4,659/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 €512,505, adjusted for condition and micro-location, gives a modelled fair value of €556,818 (€5,062/m²), a €13,182 (2.4%) gap versus the €570,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Dom Afonso Henriques e o Instituto Superior Técnico | Subject | €570,000 | €5,182 | — | 78 | 83 |
| Alvalade · 6c7c0a | Active | €595,000 | €6,263 | 20.9% | 73 | 78 |
| Arroios · 23f4f9 | Active | €399,000 | €4,866 | 6.1% | 72 | 90 |
| rua Casimiro Freire, 12 | Active | €500,000 | €5,000 | 3.5% | 72 | 85 |
| Penha de França · 262122 | Active | €398,000 | €4,795 | 7.5% | 75 | 79 |
| Median comp | €449,500 | €4,933 | 4.8% | 73 | 82 |
Long-term rental This property offers a gross yield of 3.6%, which is reasonable given the quality of the neighborhood rated at 83/100. While the fair value and listing price are close, the investment proves to be fairly aligned with market expectations for stable rental income. Short-term vacation rental Despite the strong amenities and solid neighborhood rating, the current gross yield of 3.6% suggests this property is priced at its fair market value. Investors should consider the competition in the short-term rental market within upper urban Lisbon before proceeding. Buy-and-hold The property holds potential for long-term appreciation, situated in a desirable area of Arroios with a respectable neighborhood score of 83/100. However, the listing price is only marginally above the fair value, implying that immediate capital gains may be limited in the short term.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of increased turnover, which could lead to higher vacancy rates and additional costs associated with finding 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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