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 214 m² on the 1st floor, energy rating C. Located on praça do Comércio, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This apartment boasts nearly 4-meter high ceilings and unique historic ties to Fernando Pessoa, enhancing its cultural value and character.
The valuation. The asking price of €1,050,000 is significantly above the fair value of €280,902, representing an inflated premium of €769,098 (73.2%). This property is markedly overpriced.
Fair value modelled at €280,902 from the area baseline, adjusted for condition and location. Asking €1,050,000 sits €769,098 (73.2%) above — overpriced versus fair value.
Asking €1,050,000 versus the praça do Comércio area baseline of €1,102,956 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 81 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
praça do Comércio
Area baseline €1,102,956 + condition +€14,044 + location +€36,808 = modelled fair value of €280,902 (€1,313/m²), a €769,098 (73.2%) gap versus the €1,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Comércio | Subject | €1,050,000 | €4,907 | — | 76 | 90 |
| rua do Triângulo Vermelho | Active | €570,000 | €5,182 | 5.6% | 76 | 90 |
| avenida João Crisóstomo | Active | €1,190,000 | €7,083 | 44.4% | 75 | 81 |
| rua Eduardo Coelho | Active | €895,000 | €7,716 | 57.2% | 70 | 82 |
| rua do Alecrim, 11 | Active | €290,000 | €2,636 | 46.3% | 78 | 83 |
| Median comp | €732,500 | €6,133 | 25.0% | 76 | 83 |
Long-term rental The property is overpriced at €1,050,000 given its fair value of €280,902, creating a significant 73.2% gap. With a gross yield of 4.2% and a strong neighborhood score of 90/100, the investment does not justify the inflated purchase price. Short-term vacation rental Despite the attractive features of this central Lisbon apartment, the €1,050,000 listing is far above the fair value of €280,902, highlighting a concerning 73.2% discrepancy. Although the location offers high amenity access and a desirable rental market, the yield of 4.2% does not compensate for the overvaluation. Buy-and-hold Holding this property for the long term at €1,050,000 is not advisable, as its fair market value is €280,902, which indicates it is overpriced by 73.2%. While the neighborhood's quality is high, the long-term return potential does not outweigh the initial excessive cost of acquisition.
Economic Dependency Risk: With an economic stability score of 90/100, any significant downturn could swiftly impact investment returns, highlighting a risk should the economy falter, despite relatively high tenant stability at 85/100.
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