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, 4-bathroom apartment of 273 m², built in 2022, energy rating A. Located on largo do Rato, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes an electric fireplace in the living room and terraces with automated irrigation for effortless outdoor maintenance while enjoying garden views.
The valuation. The asking price of €2,450,000 is significantly above the fair value of €2,149,602, reflecting an excess of €300,398 (12.3%). This property is considered overpriced based on current market conditions.
Fair value modelled at €2,149,602 from the area baseline, adjusted for condition and location. Asking €2,450,000 sits €300,398 (12.3%) above — overpriced versus fair value.
Asking €2,450,000 versus the largo do Rato area baseline of €1,930,929 (€7,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 87 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 87/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
largo do Rato
Area baseline €1,930,929 + condition +€34,125 + location +€272,727 = modelled fair value of €2,149,602 (€7,874/m²), a €300,398 (12.3%) gap versus the €2,450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo do Rato | Subject | €2,450,000 | €8,974 | — | 80 | 87 |
| rua Presidente Arriaga | Active | €2,500,000 | €11,013 | 22.7% | 75 | 79 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 1.3% | 80 | 82 |
| Estrela · 99f374 | Active | €1,390,000 | €6,950 | 22.6% | 85 | 80 |
| Avenidas Novas · 4bc464 | Active | €1,499,000 | €7,207 | 19.7% | 80 | 83 |
| Median comp | €1,679,500 | €8,032 | 10.5% | 80 | 81 |
Long-term rental The 3-bed apartment in Santo António, listed at €2,450,000, is overpriced as it exceeds the fair value by 12.3%. With a gross yield of only 2.4%, the investment may not meet the cash flow expectations for long-term rental income. Short-term vacation rental Given the €2,450,000 listing price and a fair value of €2,149,602, the property is overpriced by 12.3%. While the location in central Lisbon may attract tourists, the current pricing structure may limit profitability in the short-term vacation rental market. Buy-and-hold The investment in this 3-bed apartment is not ideal given its listing price of €2,450,000, which is 12.3% above the fair value of €2,149,602. This pricing scenario indicates that the buy-and-hold strategy may lead to significant unrealized losses given the low yield of 2.4%. Not ideal for: Student housing Due to the current pricing and valuation gap, this property is not a suitable option for student housing, facing demand challenges in competitive rental markets.
Economic downturn exposure The property may face economic risks despite a strong economic stability score of 90, as regional downturns can still impact tenant stability rated at 80, leading to potential vacancies or payment issues.
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