Before you buy
Jemma and Alice from Fine & Country provided an excelent service, communications were key and they provided a stress free environment in what is a difficult time. Thank you and well done
Charlene Regan and Alice Madden at Fine & Country have been absolutely outstanding from start to finish. Charlene found us the right buyer in just three weeks and achieved an offer well over the asking price, which speaks volumes about her skill, judgement and understanding of the market. The marketing was also superb. The photos, video, drone footage and brochure produced by the Fine & Country team presented our home beautifully and really helped show it at its best. Once we accepted the offer, Alice was exceptional in keeping everything moving smoothly and swiftly. She liaised with both sets of solicitors, kept communication flowing between us and our buyer, anticipated potential issues and helped resolve anything that came up along the way. The whole experience felt professional, proactive and well managed throughout. We would have absolutely no hesitation in recommending Charlene, Alice and the Fine & Country team to anyone looking to sell their home.
Review for Fine & Country Cardiff – Deeply Unprofessional and Untrustworthy I strongly advise anyone considering buying a property through Fine & Country Cardiff to think twice. We dealt with Gemma, and the experience has been nothing short of appalling. From the beginning, the team were overly pushy and dismissive of our concerns. But once the sale was completed, their attitude turned outright negligent. Despite purchasing a high-value property marketed as a “smart home,” no one had the courtesy to hand over the keys in person. Instead, we were told they were “in the mailbox” and that was the end of their involvement. Upon arrival, we found the garage door was broken and unopenable. An engineer has since confirmed it must be completely replaced at a cost of £2,000. The bathroom sliding door is stuck, meaning steam from the shower floods into the room. And most critically, the entire smart home system is inaccessible. We were given login details linked to an email address that is not ours. After 10 days of calls, emails, and speaking to the U.S.-based provider, we still cannot even turn on the lights. Fine & Country Cardiff have made no effort to assist. No follow-up, no explanation, and certainly no responsibility taken. Their behaviour has been unprofessional, and completely lacking in basic courtesy. I rarely leave reviews, but this situation has caused serious stress and inconvenience. Avoid this agency at all costs. They disappear the moment the payment clears and leave you to deal with all the problems they never disclosed.
Quentin, after a careful discussion and exchange of ideas, understood exactly what we were looking. He then sent us examples of a range of properties from which we were able to refine our own definitions of exactly what we were looking for and what our budget would allow. A true professional in real estate and a pleasure to deal with.
Quentin has an excellent approach, great communication, expert knowledge, warm and empathetic whilst going through our property search with us. We cannot thank you enough and would highly recommend you to anyone starting their property search in Portugal. Kindest. Victoria
We recently sold our house with Fine & Country, using Jemma as our agent, and couldn't be more pleased with the experience. Jemma was professional & knowledgeable. She made the entire process feel seamless and stress-free, always keeping us updated and providing expert advice every step of the way. Our house sold quickly, and with the companies extensive advertising reach, we were able to complete the sale within just five months of listing.
I found Quentin an excellent communicator when my wife and I were researching properties in his area. We had chats via zoom calls and he had properties to view when we arrived from UK. Good service, humorous and professional.
I had the pleasure of partnering with Quentin during a visit in Portugal. Quentin was a true partner, coordinating the whole trip, taking into account every detail and aspect of the trip, accessible the whole time and very understanding. He was very present and attentive to my needs and expectations. I can only highly recommend Quentin.
We had limited experience with Quentin - because he is in Portugal and we are in Canada. We can say that Quentin is completely professional. He answered emails same day and always provided information we asked for. He took the time to do his job well and we will continue our dealings with him.
Efficient, proactive, ready to help, pleasant relationship, large inventory
These are real reviews from our verified Google Business profile. Read all on Google →
Arroios is Lisbon's most multicultural central parish, spanning Almirante Reis and Anjos metro through to Alameda Dom Afonso Henriques. Fine Luxury Property advises buyers on restored 19th-century apartments, pombaline conversions and new-build residences across this increasingly sought-after district between Baixa and Avenidas Novas.
Renovated three-bedroom apartments on Almirante Reis, Rua Pascoal de Melo and around Alameda, typically €650,000-€1.8 million, in restored 19th-century buildings with stone staircases and original tilework.
Top-floor and duplex apartments with private terraces above Praça do Chile, Anjos and Areeiro, blending heritage facades with contemporary interiors, priced €900,000-€2.2 million.
Three-to-four storey townhouses on side streets off Almirante Reis, suitable for single-family or small guesthouse conversion, running €1.2-€3 million depending on condition and parking.
Rare detached villas and casas senhoriais, typically 200-400 m² with small gardens, clustered around Arroios and Alameda, priced €1.5-€4 million, a scarce format in central Lisbon.
Fine Luxury Property is an AMI-regulated real estate agent with a dedicated central-Lisbon team covering Arroios, Anjos and the Alameda corridor. Our multilingual advisors, fluent in English, French, Spanish and Portuguese, work closely with the parish's sizeable French, Brazilian and South-Asian communities. We manage NIF registration, short-let licence verification, IMT settlement and independent Portuguese lawyer introductions end-to-end.
Arroios trades roughly 25-40% below Chiado and Príncipe Real per square metre while offering the same 19th-century building stock, three metro stations and direct airport access, making it the clearest remaining value play inside Lisbon's historic core.
Arroios borders Baixa, Estefânia and Avenidas Novas. Almirante Reis is walkable to Martim Moniz, Alfama and Avenida da Liberdade in 15-20 minutes, placing residents inside the historic city without the tourist congestion of Baixa itself.
Almirante Reis has become the city's cosmopolitan axis, with South-Asian, Nepali and Chinese communities running independent restaurants, grocers and cafés alongside new wave Portuguese bakeries, creating a genuine neighbourhood character absent from more touristed central parishes.
Arroios sits next to the Instituto Superior Técnico and Universidade Nova campuses, with a growing base of French, Brazilian and Italian buyers relocating under D7, D8 and IFICI visas, underwriting long-let rental demand on renovated three-bedroom stock.
Arroios spans pombaline, 19th-century and Estado Novo stock side by side on the same street. We start with a building-level review covering structural condition, lift feasibility, condominium solvency and heritage protection before shortlisting apartments.
Foreign buyers need a Portuguese tax number and domestic bank account. We organise both within two weeks alongside, where needed, certified power of attorney for clients who cannot attend the Lisbon notary in person.
Offer acceptance triggers a reservation agreement. Lawyers verify Caderneta Predial, Certidão Permanente, energy certificate and, critically in Arroios, the existence or non-existence of an Alojamento Local licence on the unit, which materially affects pricing.
A 10-20% deposit is paid on CPCV signature. For buildings still in heritage classification or with ongoing condominium works, we attach disclosure on pending assessments to the promissory contract before funds release.
The final deed is signed before a notary after IMT (sliding 0-7.5%) and stamp duty (0.8%) are settled. The Conservatória do Registo Predial records title the same day and keys transfer immediately on funds release.
Arroios has compounded at roughly 8-11% annually over the last five years, closing part of the gap with Chiado and Príncipe Real while retaining a visible discount on renovated three-bedroom apartments in almost every block.
Alojamento Local registrations have been restricted since 2018 across central Lisbon parishes. Existing licensed Arroios units trade at a clear premium and are transferable on sale, a durable asset feature that buyers target specifically.
Arroios's multicultural fabric, unmatched in Lisbon's central parishes, produces a breadth of long-let tenant demand from students, international employees and expatriate families, reducing vacancy risk across cycles.
Three metro stations (Arroios, Anjos, Alameda) plus the proximity of Saldanha and Picoas combine to give Arroios the densest metro coverage in Lisbon outside Baixa, supporting both resident demand and rental values.
A renovated three-bedroom apartment in Arroios typically costs €650,000-€1.2 million, equating to €5,000-€7,500 per square metre. Penthouses with private terraces around Alameda, Areeiro and Anjos reach €9,000 per square metre. Pre-renovation pombaline and 19th-century apartments trade at €3,500-€5,000 per square metre for buyers willing to manage a full restoration. Townhouses and rare detached villas around Arroios and Alameda sit at €1.2-€4 million, a format almost impossible to find in Chiado or Príncipe Real at comparable pricing.
Alameda Dom Afonso Henriques and the grid around Avenida General Roçadas remain the top-end targets, with wide tree-lined streets and the best 19th-century building stock. Upper Almirante Reis near Arroios metro offers the strongest renovation upside. The streets around Praça de Londres and Areeiro suit family buyers wanting schools and green space. Anjos and Intendente are the emerging edge, with further repricing potential but more mixed-block condition.
Arroios is central Lisbon without the tourist density. Chiado and Príncipe Real are highly curated, quieter and roughly 25-40% more expensive per square metre. Arroios has broader demographic diversity, a working high street on Almirante Reis, three metro stations and significantly better value on renovated three-bedroom apartments. For buyers wanting a genuine lived-in central parish rather than a heritage enclave, Arroios offers a different and often more interesting proposition.
Only if the unit already has an Alojamento Local licence. Central Lisbon parishes, including parts of Arroios, were classified as contention zones from 2018, which halted new AL registrations in those areas. Licensed pre-existing units transfer with the sale and trade at a premium, typically generating 5.5-7% gross yield. Long-let is unrestricted and delivers 4-6% gross on renovated apartments. We verify licence status and condominium rules on every unit we introduce.
Arroios attracts three main buyer profiles. International families relocating to Lisbon under D7, D8 and IFICI visas, particularly French, Brazilian and Italian, driven by central location and school access. Investors targeting renovated long-let apartments at 4.5-6% gross yield. And lifestyle buyers priced out of Chiado and Príncipe Real who want genuinely central Lisbon with stronger everyday character. Portuguese owner-occupiers continue to compete actively for Alameda-facing stock.
Standard national rules apply. IMT transfer tax runs on a sliding 0-7.5% scale, meaningful above €101,917, with higher effective rates on second homes and properties over €1 million. Stamp duty is 0.8%. Notary and registry fees run 1-2%. Independent legal fees typically run 1% plus VAT. Total closing costs land around 7-9% of purchase price. Annual IMI in Lisbon is 0.3% of the rateable value. We map full net-of-costs pricing before every offer.
Yes. Portugal requires AMI-licensed brokerage, and a regulated agent provides access to multi-listing inventory and verified pricing, which matters in Arroios where side-street stock rarely reaches open portals. An independent advogado, separate from the agent, handles title due diligence, AL licence verification, promissory and final contracts, and notary liaison. Fine Luxury Property works alongside English-, French- and Portuguese-speaking Lisbon lawyers on every Arroios transaction.
Serving international clients in Arroios. Expertise in historic preservation, new developments, and investment properties across all neighborhoods.
Before you go
Tell us what you have in mind — a location, a budget, a type of home — and a member of our team will come back to you personally. No obligation.
A member of our team will be in touch with you shortly.
