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 137 m², built in 2014, energy rating B. Located on rua do Arco da Graça, Santa Maria Maior parish, Lisbon municipality, Lisbon district. The apartment offers a unique panoramic view of the São Jorge Castle, enhancing its charm and providing an iconic backdrop for everyday living.
The valuation. The asking price of €670,000 sits €493,707 above the fair value of €176,293, indicating that this property is overpriced by 73.7%. This significant disparity suggests a misalignment between current market conditions and pricing expectations.
Fair value modelled at €176,293 from the area baseline, adjusted for condition and location. Asking €670,000 sits €493,707 (73.7%) above — overpriced versus fair value.
Asking €670,000 versus the rua do Arco da Graça area baseline of €706,098 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · Materials 85 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Arco da Graça
Area baseline €706,098 + condition +€11,345 + location +€17,673 = modelled fair value of €176,293 (€1,287/m²), a €493,707 (73.7%) gap versus the €670,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Arco da Graça | Subject | €670,000 | €4,891 | — | 77 | 80 |
| praça Duque de Saldanha | Active | €895,000 | €6,885 | 40.8% | 75 | 83 |
| Santo António · 4201df | Active | €1,700,000 | €7,727 | 58.0% | 78 | 85 |
| Santa Maria Maior · 4bc154 | Active | €850,000 | €5,743 | 17.4% | 85 | 82 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 201.8% | 89 | 83 |
| Median comp | €1,297,500 | €7,306 | 49.4% | 82 | 83 |
Long-term rental With a fair value of €176,293 and a listing price of €670,000, this property presents a significant gap of 73.7%, indicating it is overpriced. The gross yield of 3.7% does not justify the high asking price for long-term rental purposes, as it surpasses market expectations for return on investment. Short-term vacation rental The current listing of €670,000 heavily exceeds the fair value of €176,293, demonstrating a 73.7% overpricing that undermines the viability of short-term vacation rental opportunities. Despite the decent neighborhood amenities and safety, the return on investment remains unappealing given the inflated asking price. Buy-and-hold Given the property is priced at €670,000, significantly above the fair value of €176,293, it is categorized as overpriced with a 73.7% gap that erodes potential long-term capital appreciation. Even with a respectable condition score of 80/100, the investment does not align with prudent buy-and-hold strategy principles due to the excessive cost.
Tenant turnover risk With a tenant stability score of 70/100, there is a heightened risk of vacancy and associated costs due to potential turnover in tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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