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.
3-bedroom, 2-bathroom apartment of 100 m² on the 3rd floor, built in 1951, energy rating E. Located on rua de Timor, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment features a glazed balcony that serves as a private lookout over Lisbon, enhancing the living space with spectacular urban views and brightness. Additionally, the exclusive attic space offers potential for expansion, allowing for customized uses like an office or studio with necessary approvals.
The valuation. The asking price of €619,000 sits €131,083 above the fair value of €487,917, indicating that this property is overpriced by 26.9%. Buyers should approach with caution and consider alternative investments. Buy-to-flip angle. The resale strategy hinges on capitalizing on the high-quality renovation elements, but given the asking price, flipping for profit may require significant market appreciation. The current valuation does not present a viable wholesale opportunity. Buy-to-let angle. With a gross yield of 2.9%, rental income is roughly estimated at €1,496 per month. The central Lisbon location and quality renovations may attract families seeking long-term rentals, supporting steady cash flow despite the property’s high asking price.
Fair value modelled at €487,917 from 6 comparable sales in the area. Asking €619,000 sits €131,083 (26.9%) above — overpriced versus fair value.
Asking €619,000 versus the rua de Timor area baseline of €446,776 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €446,776, adjusted for condition and micro-location, gives a modelled fair value of €487,917 (€4,879/m²), a €131,083 (26.9%) gap versus the €619,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Timor | Subject | €619,000 | €6,190 | — | 80 | 82 |
| São Vicente · 3a71ce | Active | €610,000 | €4,621 | 25.3% | 75 | 80 |
| praça da Alegria | Active | €980,000 | €8,829 | 42.6% | 78 | 81 |
| travessa Santo António À Graça | Active | €480,000 | €4,800 | 22.5% | 88 | 79 |
| calçada do Combro | Active | €485,000 | €7,029 | 13.6% | 75 | 80 |
| Median comp | €547,500 | €5,915 | 4.5% | 77 | 80 |
Long-term rental The 3-bed apartment in Arroios presents a gross yield of 2.9%, indicating that it may not produce strong rental income in the current market conditions. Additionally, with the property priced 26.9% above its fair value, it may be challenging to achieve favorable returns over the long term. Buy-and-hold Investing in this property as a buy-and-hold strategy may prove risky, as the listing price significantly exceeds its fair value. The current market dynamics suggest that capital appreciation may not compensate for the elevated purchase price, limiting potential investment growth. Family rental While the family rental market can be appealing in central Lisbon, this property’s high price relative to its fair value may deter potential tenants. The neighborhood's amenities and tenant quality might attract families, but the price point is excessive for a sustainable rental strategy. Not ideal for: Value-add renovation, Student housing, Short-term vacation rental The property does not present a favorable environment for value-add renovation due to its already high purchase price compared to the valuation. Furthermore, its pricing makes it unsuitable for student housing and short-term vacation rentals, where lower entry costs are typically more desirable.
Potential economic downturn Given the high economic stability score of 85/100, a sudden economic downturn could still impact the tenant stability score of 75/100, leading to potential vacancies and decreased rental income.
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