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 400 m², energy rating D. Located Santa Maria Maior parish, Lisbon municipality, Lisbon district. This spacious apartment retains unique industrial elements from its past, such as metal stairs and a lift, within an authentic historic building near São Jorge Castle.
The valuation. The asking price of €450,000 is significantly above fair value, which sits at €164,885, making it overpriced by €285,115 or 63.4%.
Fair value modelled at €164,885 from the area baseline, adjusted for condition and location. Asking €450,000 sits €285,115 (63.4%) above — overpriced versus fair value.
Asking €450,000 versus the Santa Maria Maior, Lisbon, Lisbon area baseline of €2,061,600 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 24/100 (Condition 20 · Materials 25 · Room dimensions 30). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Santa Maria Maior, Lisbon, Lisbon
Area baseline €2,061,600 + condition -€321,875 + location +€56,760 = modelled fair value of €164,885 (€412/m²), a €285,115 (63.4%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria Maior · 001b02 | Subject | €450,000 | €1,125 | — | 20 | 83 |
| rua Conde de Monsaraz | Active | €320,000 | €6,809 | 505.2% | 40 | 86 |
| Penha de França · 0dcea1 | Active | €174,900 | €5,642 | 401.5% | 18 | 85 |
| rua Garrido, 69 | Active | €399,500 | €3,275 | 191.1% | 30 | 83 |
| rua do Duque | Active | €325,000 | €6,250 | 455.6% | 30 | 80 |
| Median comp | €322,500 | €5,946 | 428.5% | 30 | 84 |
Long-term rental The property is overpriced at €450,000 compared to its fair value of €164,885, indicating a significant gap of 63.4%. This pricing diminishes the potential yield of 18.4% gross, suggesting that long-term rental may not be a viable strategy. Short-term vacation rental Given its price of €450,000, which far exceeds the fair value of €164,885, the property is 63.4% overpriced. High pricing undermines the viability of generating profitable returns from short-term vacation rentals in this market. Buy-and-hold With the current listing at €450,000, translating to a 63.4% deviation from the fair value of €164,885, the property is clearly overpriced. This inflated cost poses a risk for the buy-and-hold strategy, as expected appreciation may not justify the initial investment. Not ideal for student housing The property, overpriced at €450,000 versus a fair value of €164,885, makes it ill-suited for student housing. With a low condition rating of 24/100, it lacks the appeal necessary for this demographic despite the central location. Not ideal for value-add renovation At €450,000, the property is overpriced relative to its fair value of €164,885, deterring potential value-add renovation strategies. Its condition score of 24/100 indicates significant work would be required, which is not justified by the current market pricing.
Tenant turnover risk The tenant stability score of 65/100 suggests a moderate level of risk regarding potential vacancies or tenant turnover, which could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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