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, 1-bathroom apartment of 93 m² on the 2nd floor, energy rating C. Located Arroios parish, Lisbon municipality, Lisbon district. This apartment features a sunroom that enhances natural light and includes a dedicated laundry area with custom cabinetry, blending functionality with aesthetic appeal.
The valuation. The asking price of €485,000 sits significantly below the fair value of €680,460, indicating a notable opportunity for acquisition at a discount of €195,460 (28.7%). Verdict: underpriced.
Fair value modelled at €680,460 from 6 comparable sales in the area. Asking €485,000 sits €195,460 (28.7%) below — the upside to fair value.
Asking €485,000 versus the Arroios, Lisbon, Lisbon area baseline of €642,893 (€6,913/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 €642,893, adjusted for condition and micro-location, gives a modelled fair value of €680,460 (€7,317/m²), a €195,460 (28.7%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 76a9d7 | Subject | €485,000 | €5,215 | — | 78 | 79 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 34.8% | 75 | 85 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 18.6% | 80 | 85 |
| rua do Conde Redondo | Active | €670,000 | €7,363 | 41.2% | 74 | 83 |
| rua Marcos de Portugal | Active | €698,000 | €11,079 | 112.4% | 78 | 80 |
| Median comp | €560,000 | €7,197 | 38.0% | 77 | 84 |
Long-term rental The property presents a promising opportunity for long-term rental investors, given its gap from fair value at 28.7%, suggesting strong potential for appreciation. With a gross yield of 3.5% and a solid neighbourhood rating of 79/100, this investment is appealing in the residential rental market of Arroios. Buy-and-hold As a buy-and-hold investment, this 2-bed apartment in Arroios offers a significant position in a central area with diverse employment opportunities and a strong public transportation network. The fair value of €680,460 compared to the listing price of €485,000 indicates an opportunity to capitalize on the area’s continued growth over time. Short-term vacation rental With the continuous influx of tourists in Lisbon, this apartment can serve as an excellent short-term vacation rental, benefiting from its neighbourhood conveniences and central location. The fair value indicates that there’s room for significant income generation relative to the purchase price of €485,000, supporting a profitable rental strategy in a desirable area.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for higher turnover, which can lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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