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 42 m² on the 5th floor, built in 2025, energy rating B. Located on rua Passos Manuel, Arroios parish, Lisbon municipality, Lisbon district. The apartment features high ceilings and hardwood flooring, enhancing its contemporary aesthetic, while its proximity to Anjos Metro Station offers excellent commuting options within Lisbon.
The valuation. The asking price of €425,000 is significantly above the fair value of €297,299, leading to an overpricing of €127,701 (43.0%). This discrepancy indicates that the property is not a viable investment at its current asking price.
Fair value modelled at €297,299 from 6 comparable sales in the area. Asking €425,000 sits €127,701 (43.0%) above — overpriced versus fair value.
Asking €425,000 versus the rua Passos Manuel area baseline of €277,796 (€6,614/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 €277,796, adjusted for condition and micro-location, gives a modelled fair value of €297,299 (€7,079/m²), a €127,701 (43.0%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Passos Manuel | Subject | €425,000 | €10,119 | — | 86 | 85 |
| avenida Alm. Reis, 60 | Active | €285,000 | €6,951 | 31.3% | 80 | 85 |
| rua General Justiniano Padrel, 12 | Active | €480,000 | €11,429 | 12.9% | 80 | 90 |
| avenida Almirante Reis | Active | €360,000 | €6,000 | 40.7% | 80 | 85 |
| rua Silva Carvalho | Active | €485,000 | €12,125 | 19.8% | 76 | 83 |
| Median comp | €420,000 | €9,190 | 9.2% | 80 | 85 |
Long-term rental This property, priced at €425,000, presents a significant gap of 43.0% from its fair value of €297,299, indicating it is overpriced for a long-term rental strategy. With a low gross yield of 2.8%, this investment may not yield the desired cash flow return in the competitive market of Arroios, Lisbon. Short-term vacation rental At €425,000, the 1-bed apartment's valuation exceeds the fair value by 43.0%, rendering it overpriced for a short-term vacation rental approach. The strong neighborhood rating of 85/100 may attract transient tenants, but the yield of 2.8% suggests limited profitability compared to the entry price. Buy-and-hold The buy-and-hold strategy is compromised given the property’s market price of €425,000, which is considerably above its fair value of €297,299, indicating it is overpriced. While the central location in Arroios enhances long-term value potential, the 2.8% yield falls short of expectations for a sustainable hold.
Tenant turnover risk High tenant turnover is a significant concern given the tenant stability score of 70/100, which may lead to increased vacancy rates and potential loss in 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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