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, 0-bathroom duplex of 205 m², energy rating A+. Located Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a meticulously preserved early 20th-century facade that complements its modern interior, along with a 26m² private courtyard ideal for outdoor living. Location Highlights: Nestled in Arroios, it offers pedestrian-friendly access to local cafés, shops, and public transport, enhancing the vibrant urban experience.
The valuation. The asking price of €1,425,000 sits €404,359 (39.6%) above the fair value of €1,020,641, indicating that the property is overpriced. Potential investors should be cautious in pursuing this asset given its inflated valuation.
Fair value modelled at €1,020,641 from 6 comparable sales in the area. Asking €1,425,000 sits €404,359 (39.6%) above — overpriced versus fair value.
Asking €1,425,000 versus the Arroios, Lisbon, Lisbon area baseline of €927,942 (€4,527/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 €927,942, adjusted for condition and micro-location, gives a modelled fair value of €1,020,641 (€4,979/m²), a €404,359 (39.6%) gap versus the €1,425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arroios · 0ac519 | Subject | €1,425,000 | €6,951 | — | 88 | 91 |
| rua Marechal Saldanha | Active | €3,295,000 | €16,726 | 140.6% | 80 | 90 |
| avenida Almirante Reis | Active | €890,000 | €3,167 | 54.4% | — | 84 |
| Santa Maria Maior · 1e61fa | Active | €430,000 | €5,059 | 27.2% | 72 | 83 |
| rua do Zaire | Active | €725,000 | €4,899 | 29.5% | 76 | 90 |
| Median comp | €807,500 | €4,979 | 28.4% | 76 | 87 |
Long-term rental The property in Arroios is positioned in a prime location with a high neighbourhood rating of 91/100, yet the listing price of €1,425,000 is 39.6% above the fair value of €1,020,641. With a low gross yield of just 2%, this investment is not financially viable for long-term rental purposes. Short-term vacation rental Although the property has an attractive condition rating of 82/100, the listing price of €1,425,000 significantly exceeds the fair value by 39.6%. Given the low gross yield of 2%, the potential for short-term vacation rental profitability is limited. Luxury market The duplex's central location and high neighbourhood score of 91/100 suggest appeal in the luxury market, but the price of €1,425,000 is 39.6% higher than the fair value of €1,020,641. As a result, this property is overpriced and may struggle to attract high-end buyers looking for value. Student housing The property is not suitable for student housing investments, as the high price of €1,425,000 and a gross yield of only 2% do not align with the financial expectations of this market segment. Additionally, the investment landscape is constructed on affordability and accessibility, which this overpriced property does not offer.
Potential Tenant Turnover The tenant stability score of 85/100 indicates a moderate risk of tenant turnover, which could impact consistent 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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