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 71 m² on the 1st floor, built in 1863, energy rating C. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a private 24.8 m² terrace, enhancing outdoor living, while situated just 100 meters from metro stations, providing excellent public transport connectivity.
The valuation. The asking price of €460,000 is significantly above fair value, which sits at €327,783, suggesting a premium of €132,217 (40.3%). This property is clearly overpriced in the current market. Buy-to-flip angle. With strategic updates and a focus on appealing renovations, the buy-to-flip strategy could increase resale potential significantly, though current pricing may limit profitability. Targeting buyers seeking modern interiors within historic settings could enhance appeal. Buy-to-let angle. The estimated monthly rental income of €1,342 yields a gross return of 3.5%, making it a viable buy-to-let option despite the initial higher investment. Long-term rental strategies may offer stability in this competitive Lisbon market.
Fair value modelled at €327,783 from 6 comparable sales in the area. Asking €460,000 sits €132,217 (40.3%) above — overpriced versus fair value.
Asking €460,000 versus the avenida Almirante Reis area baseline of €303,072 (€4,269/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €303,072, adjusted for condition and micro-location, gives a modelled fair value of €327,783 (€4,617/m²), a €132,217 (40.3%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Almirante Reis | Subject | €460,000 | €6,479 | — | 72 | 81 |
| avenida Almirante Reis | Active | €464,000 | €4,833 | 25.4% | 75 | 91 |
| avenida Almirante Reis | Active | €464,000 | €4,833 | 25.4% | 75 | 83 |
| avenida 5 de Outubro, 113 | Active | €650,000 | €9,559 | 47.5% | 72 | 80 |
| rua Actriz Palmira Bastos | Active | €448,000 | €3,642 | 43.8% | 70 | 75 |
| Median comp | €464,000 | €4,833 | 25.4% | 74 | 82 |
Long-term rental The property at 71m² in Arroios is overpriced at €460,000, which is 40.3% above its fair value of €327,783. With a gross yield of only 3.5% and a condition score of 75/100, the investment returns may not justify the elevated purchase price. Short-term vacation rental Despite the potential for short-term rentals in a neighborhood rated 81/100, the property’s asking price of €460,000 suggests it is overpriced by 40.3% compared to the fair value of €327,783. This diminished return potential further exacerbates the case against pursuing this as a vacation rental investment. Buy-and-hold At a listing price of €460,000, this property is overvalued by 40.3%, compared to its fair value of €327,783, limiting any meaningful appreciation or return on investment in a buy-and-hold strategy. While the neighborhood shows promise, the high entry price undermines long-term capital growth expectations. Not ideal for student housing Given the property’s elevated asking price and fair value gap, it is not an attractive option for student housing investment. The current market conditions and rental yield do not support a sustainable model for this demographic in Arroios.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher turnover rates leading to increased vacancy periods and potential income loss.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
