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 72 m² on the 1st floor, energy rating B. Located on rua dos Açores, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment showcases a unique blend of traditional architecture and contemporary renovations, with high-quality finishes and abundant natural light enhancing the spacious atmosphere.
The valuation. The asking price of €650,000 is significantly above the fair value of €484,942, indicating an overvaluation of €165,058 (34.0%). This price does not align with market expectations and presents a high barrier for potential investors. Buy-to-flip angle. Utilizing a buy-to-flip strategy, the focus would be on quick renovations to enhance appeal, targeting resale at potentially higher values. However, current market conditions suggest limited upside potential given the current asking price. Buy-to-let angle. A buy-to-let approach could generate an estimated rental income of €1,354 per month, yielding a gross yield of 2.5%. While rental demand is present, the return may not justify the initial investment considering the property's price.
Fair value modelled at €484,942 from 6 comparable sales in the area. Asking €650,000 sits €165,058 (34.0%) above — overpriced versus fair value.
Asking €650,000 versus the rua dos Açores area baseline of €454,512 (€6,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €454,512, adjusted for condition and micro-location, gives a modelled fair value of €484,942 (€6,735/m²), a €165,058 (34.0%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Açores | Subject | €650,000 | €9,028 | — | 84 | 83 |
| Penha de França · f5eb30 | Active | €535,000 | €6,605 | 26.8% | 75 | 81 |
| rua dos Douradores | Active | €880,000 | €9,670 | 7.1% | 75 | 95 |
| São Vicente · 0c04b1 | Active | €379,900 | €6,332 | 29.9% | 78 | 84 |
| travessa do Cabral | Active | €980,000 | €7,840 | 13.2% | 82 | 77 |
| Median comp | €707,500 | €7,223 | 20.0% | 77 | 83 |
Long-term rental The property is overpriced at €650,000 compared to its fair value of €484,942, resulting in a 34% gap that undermines potential long-term rental returns. With a gross yield of only 2.5%, this investment may be less attractive given the current market conditions. Short-term vacation rental Given its pricing above fair value, the €650,000 listing is likely to affect the profitability of short-term vacation rentals in this property. The yield remains low at 2.5%, raising questions about the sustainability of rental income in a market that is becoming increasingly competitive. Buy-and-hold The buy-and-hold strategy becomes challenging with this property being overpriced at €650,000, which is significantly above its fair value of €484,942, leading to a 34% valuation gap. The anticipated return through appreciation may not justify the initial investment considering the low yield of 2.5% in a moderately rated neighbourhood. Not ideal for: Student housing, Value-add renovation, Luxury market This property isn't suited for student housing due to its high price point and average condition, as well as for value-added renovations where the gap above fair value limits potential returns. Additionally, its positioning in the market does not align well with luxury accommodations, making it a risky investment choice in that segment.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of higher tenant turnover, potentially leading to increased vacancy rates and related 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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