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.
2-bedroom, 2-bathroom apartment of 124 m² on the 3rd floor, built in 1989, energy rating D. Located on rua dos Açores, 59, Arroios parish, Lisbon municipality, Lisbon district. The apartment features extensive custom built-in cabinetry and a large living area with mid-century aesthetic touches, enhancing both storage solutions and design appeal.
The valuation. The asking price of €650,000 sits about €38,736 lower than the fair value of €688,736, indicating the property is fairly priced at 5.6% below its estimated worth. Buy-to-flip angle. With an effective resale strategy focusing on the apartment's premium materials and central location, investors could aim for a profitable flip by anticipating a high demand. Buy-to-let angle. The estimated gross yield of 3.7%, translating to roughly €2,004 per month, supports a long-term rental approach to generate steady cash flow and capitalize on Lisbon's appealing rental market.
Fair value modelled at €688,736 from 6 comparable sales in the area. Asking €650,000 sits €38,736 (5.6%) below — the upside to fair value.
Asking €650,000 versus the rua dos Açores, 59 area baseline of €645,152 (€5,203/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €645,152, adjusted for condition and micro-location, gives a modelled fair value of €688,736 (€5,554/m²), a €38,736 (5.6%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Açores, 59 | Subject | €650,000 | €5,242 | — | 72 | 82 |
| Areeiro · 0dcf7f | Active | €860,000 | €7,049 | 34.5% | — | 83 |
| rua Josefa de Óbidos, 16 | Active | €435,000 | €6,214 | 18.5% | 78 | 80 |
| rua Barão de Sabrosa | Active | €665,000 | €4,683 | 10.7% | 65 | 82 |
| Santa Maria Maior · 96c721 | Active | €1,150,000 | €9,426 | 79.8% | 72 | 82 |
| Median comp | €762,500 | €6,632 | 26.5% | 72 | 82 |
Long-term rental The 2-bed apartment in Arroios, priced at €650,000, offers a 3.7% gross yield, which is fairly consistent with the neighborhood's overall quality rating of 82/100. Given that the property is fairly valued at €688,736, investors can expect stable rental income without significant speculation. Family rental With its 124m² layout and a neighborhood rating of 82/100, this property is well-suited for families looking for space and amenities in central Lisbon. The fair price of €650,000 suggests that while it may not be a bargain, it provides a balanced option for long-term occupancy in an attractive area. Buy-and-hold Investing in this Arroios apartment at €650,000 is prudent for those looking at a buy-and-hold strategy, especially given the fair valuation which indicates stability. The combination of a 3.7% yield and high neighborhood quality supports a solid long-term investment outlook without the risk of overpaying significantly. Not ideal for student housing Due to the current valuation dynamics and property features, this apartment is not positioned as an attractive option for student housing. The expected rental yield and demographic fit do not align with typical student rental demands in the area.
Tenant turnover risk High tenant turnover due to a Tenant Stability score of 75/100 could lead to increased vacancies and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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