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 57 m² on the 1st floor, built in 1989, energy rating D. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a pleasant terrace with Avenue views and includes modern integrated appliances, enhancing both functionality and luxury in a central Lisbon location.
The valuation. The asking price of €399,000 is significantly above the fair value of €346,265, representing an overvaluation of €52,735 (15.2%). This property is considered overpriced.
Fair value modelled at €346,265 from 6 comparable sales in the area. Asking €399,000 sits €52,735 (15.2%) above — overpriced versus fair value.
Asking €399,000 versus the avenida Almirante Reis area baseline of €320,235 (€5,618/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €320,235, adjusted for condition and micro-location, gives a modelled fair value of €346,265 (€6,075/m²), a €52,735 (15.2%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €399,000 | €7,000 | — | 86 | 86 |
| rua da Escola de Medicina Veterinária, 7 | Active | €375,000 | €5,597 | 20.0% | 75 | 83 |
| Santa Maria Maior · 38b774 | Active | €310,000 | €4,844 | 30.8% | 80 | 80 |
| rua Leite de Vasconcelos, 9 | Active | €285,000 | €5,816 | 16.9% | 80 | 83 |
| avenida da Liberdade | Active | €490,000 | €12,250 | 75.0% | 80 | 83 |
| Median comp | €342,500 | €5,707 | 18.5% | 80 | 83 |
Long-term rental The 1-bed apartment in Arroios offers a gross yield of 3.3%, which is relatively low for the area, indicating that the investment may not maximize rental income. With a purchase price of €399,000, which is 15.2% above the fair value of €346,265, the property is overpriced and could pose financial challenges in achieving favorable cash flow. Short-term vacation rental The strategic location in central Lisbon near cultural attractions could make this apartment appealing for short-term rentals, but the high purchase price dampens potential profitability. Given that it is valued at €399,000, significantly overshooting the fair market estimate, the property is overpriced for the short-term rental market. Buy-and-hold While the apartment's location near key employment centers suggests long-term appreciation potential, the entry price of €399,000 indicates a significant overvaluation compared to the fair value of €346,265. Investing now would lead to financial strain, as the property is overpriced, limiting its attractiveness as a buy-and-hold asset.
Economic downturn risk The property, despite a strong economic stability score of 90/100, could still be affected by unexpected economic downturns that might reduce tenant demand, particularly given the tenant stability score of 80/100 indicating some level of fragility.
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