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.
4-bedroom, 5-bathroom apartment of 225 m², built in 2022, energy rating A. Located on rua Andaluz, 38, Arroios parish, Lisbon municipality, Lisbon district. This unique apartment features 155 m² of private garden that enhances outdoor living experiences, making it a rare offering in central Lisbon.
The asking price is significantly above our estimated fair value, which is assessed at €1,270,000; the confidence in this fair value is low. The gross rental yield is estimated to be 3.4%.
The property’s fair value is built using a combination of the Transaction model and the Adjusted asking-price model. The Transaction model, based on 101 recorded sales in Arroios, contributes 55% to the blend, while the Adjusted asking-price model accounts for 45%. In this case, no conservative adjustments were applied. As a result, the fair value is calculated at €1,270,000, indicating that the asking price is above the fair value by €1,056,200, or 45.6% downside. The confidence level in this valuation is low.
Gross yield 3.4% (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
Investors should consider the asking price of €2,326,200, which is significantly above the fair value of €1,270,000, indicating a 45.6% downside risk compared to this valuation. With the apartment's condition rated at 85/100, there is some appeal; however, the location score of 50/100 suggests potential limitations in desirability, making it a less compelling investment proposition.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk The economic stability score of 50/100 and tenant stability score of 50/100 indicate a risk of instability in tenancy and economic conditions in the area, which could affect rental income and property value. Fair value certainty risk The valuation of €1,270,000 comes with low confidence due to significant discrepancies in estimates and a lack of micro-location transaction data, creating uncertainty about the property’s fair market value.
Grade AFindings: 0
Confirmed findings from our checks of this listing. They inform; they do not change the valuation.
No confirmed issues.
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Models 3.4.3 (Data quality v3 · Valuation v4.1 · Strategy v3.1)
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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