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.
5-bedroom, 2-bathroom apartment of 122 m² on the 3rd floor, built in 1951, energy rating C. Located on rua dos Anjos, 76, Arroios parish, Lisbon municipality, Lisbon district. This apartment features a private terrace ideal for outdoor gatherings and operates as an established Local Accommodation, enhancing its investment potential in a prime Lisbon location.
The valuation. The asking price of €749,000 is significantly above the fair value of €676,045, representing an excess of €72,955 (10.8%). This property is therefore considered overpriced in the current market.
Fair value modelled at €676,045 from 6 comparable sales in the area. Asking €749,000 sits €72,955 (10.8%) above — overpriced versus fair value.
Asking €749,000 versus the rua dos Anjos, 76 area baseline of €633,056 (€5,189/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 €633,056, adjusted for condition and micro-location, gives a modelled fair value of €676,045 (€5,541/m²), a €72,955 (10.8%) gap versus the €749,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Anjos, 76 | Subject | €749,000 | €6,139 | — | 65 | 88 |
| Alvalade · 627443 | Active | €849,000 | €8,163 | 33.0% | 74 | 83 |
| Estrela · 0014d7 | Active | €770,000 | €5,310 | 13.5% | 75 | 90 |
| Arroios · 38b508 | Active | €700,000 | €4,118 | 32.9% | 72 | 90 |
| praça do Chile e Alameda | Active | €585,000 | €4,500 | 26.7% | 78 | 82 |
| Median comp | €735,000 | €4,905 | 20.1% | 75 | 87 |
Long-term rental The 5-bed apartment in Arroios, priced at €749,000, presents a significant gap of 10.8% over its fair value of €676,045, indicating it is overpriced. With a gross yield of 3.1% and an 88/100 rating for the neighbourhood, the potential returns may not justify the elevated acquisition cost in today’s market. Buy-and-hold Holding this property, despite its overpriced status, could benefit from the strong demand in a central Lisbon location; however, the projected returns of 3.1% gross yield may not be sufficient to compensate for the acquisition cost over time. The property’s condition and amenities also suggest a moderate appreciation potential, which may not align with investor expectations in this price range. Luxury market While Arroios boasts an impressive neighbourhood rating of 88/100, the luxury segment typically seeks properties that are well priced, and at €749,000, this apartment surpasses its fair value by 10.8%. Investors targeting the luxury market may find higher quality properties available that enhance their portfolio returns instead of engaging with this overpriced offering.
Potential Economic Downturn The high economic stability score of 90 may not completely safeguard against unforeseen market fluctuations, which could impact future property values or rental demand.
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