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 145 m² on the 4th floor, energy rating C. Located on avenida Almirante Reis, Arroios parish, Lisbon municipality, Lisbon district. This architecturally rehabilitated apartment features a high-end kitchen with Gaggenau appliances and an integrated wine cellar, exemplifying luxury living in the heart of Lisbon.
The asking price of €930,000 exceeds the fair value of €849,000, indicating a gap of €81,000; the confidence in this fair value is low. The estimated gross yield is 4.2%.
The asking price is above the fair value. The fair value is built using a Transaction model based on 199 recorded sales in Arroios, which comprises 55% of the final assessment, alongside a 45% Adjusted asking-price model that aligns current listings with their sale prices. No conservative adjustments were applied to this property, providing a direct comparison. The result indicates that the fair value is €849,000, which is €81,000 (8.7%) below the asking price of €930,000. Confidence in this valuation is low due to the absence of micro-location transaction data and differing estimates.
Gross yield 4.2% (before costs)
No specific strategy stands out for this property.
Regulatory note (short-term rental): Regulatory note: in this parish new short-term rental licences are not being issued and licences lapse on sale. Plan on long-term letting
The asking price of this 2-bed apartment in Arroios, Lisbon is above its fair value, indicating a potential downside of 8.7%. Despite the property being in good condition with a rating of 84/100, the neighborhood's score of 50/100 suggests moderate location concerns. Investors should carefully consider these factors before proceeding further.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk The economic and tenant stability scores are both 50/100, indicating a moderate risk of instability in rental income and occupancy rates. Fair value certainty risk The valuation of the property is marked as having low confidence, reflecting discrepancies in estimates and a lack of transaction micro-location data.
Grade AFindings: 0
Confirmed findings from our checks of this listing. They inform; they do not change the valuation.
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Models 3.4.3 (Data quality v3 · Valuation v4.2 · Strategy v3.1)
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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