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, 2-bathroom apartment of 84 m², built in 1951, energy rating G. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment includes a private backyard that enhances outdoor living space, allowing for personal leisure and al fresco dining, a rare find in urban settings. Location Advantage: Its close proximity to Leroy Merlin, Mercadona, and Lisbon Airport adds convenience for residents.**
The valuation. The asking price of €269,900 is significantly underpriced compared to the fair value of €638,012, representing a difference of €368,112 or 57.7%. This positions the property as an attractive investment opportunity. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the substantial gap between the listing price and fair value, allowing for potential resale at a significantly higher price in the thriving Lisbon market. Buy-to-let angle. With an estimated gross yield of 6.9%, the rental income strategy could generate approximately €1,552 per month, making it a lucrative long-term investment option due to its desirable central location and upgraded amenities.
Fair value modelled at €638,012 from 6 comparable sales in the area. Asking €269,900 sits €368,112 (57.7%) below — the upside to fair value.
Asking €269,900 versus the Arroios, Lisbon, Lisbon area baseline of €597,418 (€7,112/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €597,418, adjusted for condition and micro-location, gives a modelled fair value of €638,012 (€7,595/m²), a €368,112 (57.7%) gap versus the €269,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · c1225a | Subject | €269,900 | €3,213 | — | 88 | 90 |
| São Vicente · 4a81aa | Active | €379,900 | €6,784 | 111.1% | 78 | 82 |
| São Vicente · 2cdf7f | Active | €379,900 | €9,498 | 195.6% | 85 | 80 |
| rua de São Félix, 30 | Active | €525,000 | €7,500 | 133.4% | 85 | 82 |
| Misericórdia · 4a809a | Active | €560,000 | €7,000 | 117.9% | 80 | 84 |
| Median comp | €452,450 | €7,250 | 125.6% | 83 | 82 |
Luxury market This 2-bedroom apartment in Arroios, listed at €269,900, presents a significant opportunity for luxury market entrants as the fair value stands at €638,012, indicating a gap of 57.7%. With a high condition score of 84/100 and a prime central location, this property is well-positioned to attract affluent buyers seeking stylish urban living. Long-term rental Offering a gross yield of 6.9%, this 84m² apartment is ideal for long-term rental investments, capitalizing on the neighborhood’s high tenant quality and proximity to amenities. Given the significant gap to fair value, this property is a solid addition for landlords looking to generate stable cash flow while benefiting from appreciation potential. Short-term vacation rental The excellent 90/100 neighborhood rating and central location near major attractions make this Arroios apartment highly suitable for short-term vacation rentals, ensuring appealing returns. The substantial difference between the listing price of €269,900 and the fair value of €638,012 indicates a lucrative opportunity to tap into Lisbon's vibrant tourism market.
Tenant turnover risk With a tenant stability score of 80/100, there is a potential risk of increased turnover leading to higher 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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