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.
4-bedroom, 4-bathroom apartment of 168 m² on the 3rd floor, built in 1999, energy rating C. Located on rua da Sociedade Farmacêutica, 68, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes tasteful custom cabinetry in hallways and luxurious marble finishes in bathrooms, enhancing both functionality and aesthetic appeal throughout the living space.
The valuation. The asking price of €1,350,000 is slightly above the fair value of €1,330,140, indicating a discrepancy of €19,860 (1.5%). The property is deemed overpriced, suggesting caution for potential investors.
Fair value modelled at €1,330,140 from the area baseline, adjusted for condition and location. Asking €1,350,000 sits €19,860 (1.5%) above — overpriced versus fair value.
Asking €1,350,000 versus the rua da Sociedade Farmacêutica, 68 area baseline of €1,188,264 (€7,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 85 · 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.
rua da Sociedade Farmacêutica, 68
Area baseline €1,188,264 + condition +€14,700 + location +€181,440 = modelled fair value of €1,330,140 (€7,918/m²), a €19,860 (1.5%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Sociedade Farmacêutica, 68 | Subject | €1,350,000 | €8,036 | — | 75 | 90 |
| avenida da Liberdade, 2 | Active | €3,180,000 | €9,381 | 16.7% | 80 | 85 |
| rua Domingos Sequeira, 66 | Active | €1,475,000 | €7,126 | 11.3% | 78 | 85 |
| avenida da República | Active | €1,495,000 | €7,475 | 7.0% | 82 | 83 |
| Santa Maria Maior · 02375f | Active | €3,180,000 | €10,000 | 24.4% | 76 | 78 |
| Median comp | €2,337,500 | €8,428 | 4.9% | 79 | 84 |
Long-term rental The 4-bed apartment in Santo António is currently overpriced with a listing price of €1,350,000 compared to the fair value of €1,330,140, resulting in a mere 1.5% gap. While the area enjoys high tenant demand due to its central location, the gross yield of 2.3% does not justify this premium pricing in the long-term rental market. Short-term vacation rental Despite the apartment's prime location and high rating of 90/100 for the neighbourhood, the listing price of €1,350,000 is still above the fair value of €1,330,140, leading to a 1.5% discrepancy. The 2.3% gross yield potential may be attractive, but it does not support the current price point for short-term vacation rentals in a competitive market. Buy-and-hold The investment thesis for buying and holding the Santo António apartment remains weak as it is overpriced at €1,350,000, considering its fair value stands at €1,330,140, a minor 1.5% gap. While location advantages exist, the anticipated returns, exemplified by a 2.3% yield, do not compensate for the elevated initial investment. Not ideal for student housing The 4-bed apartment in a vibrant area might attract young professionals and expats, but it remains overpriced at €1,350,000, exceeding the fair value of €1,330,140 by 1.5%. The characteristics of the property do not align well with student housing demands despite its favourable neighbourhood rating.
Market Vulnerability The high economic stability score of 90/100 suggests strong market performance, yet the comparatively lower tenant stability score of 85/100 indicates potential fluctuations in tenant retention and could pose risks to rental income.
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