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.
1-bedroom, 1-bathroom apartment of 38 m², energy rating D. Located on rua da Regueira, 82, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts an automated lighting system for both the kitchen and living room, enhancing convenience and ambiance in the modern space.
The valuation. The asking price of €259,000 exceeds the fair value of €50,637 by €208,363, positioning this property as overpriced at 80.4% above its true worth. Buy-to-flip angle. The strategy here involves targeting a quick resale in the luxury market, capitalizing on the apartment's high-quality finishes and central location for potential buyers seeking premium properties. Buy-to-let angle. With an estimated gross yield of 4.4%, the rental income strategy focuses on long-term leasing to capitalize on the demand for quality accommodations in mixed-use urban environments like Santa Maria Maior, Lisbon.
Fair value modelled at €50,637 from the area baseline, adjusted for condition and location. Asking €259,000 sits €208,363 (80.4%) above — overpriced versus fair value.
Asking €259,000 versus the rua da Regueira, 82 area baseline of €195,852 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 91/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 90). Strong amenities and housing-market momentum support a premium to baseline.
rua da Regueira, 82
Area baseline €195,852 + condition +€3,088 + location +€6,699 = modelled fair value of €50,637 (€1,333/m²), a €208,363 (80.4%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Regueira, 82 | Subject | €259,000 | €6,816 | — | 78 | 91 |
| Arroios · 00196f | Active | €325,000 | €5,508 | 19.2% | 75 | 85 |
| rua do Paraíso | Active | €390,000 | €6,094 | 10.6% | 80 | 80 |
| calçada do Conde de Pombeiro | Active | €285,000 | €5,182 | 24.0% | 80 | 88 |
| travessa da Espera, 38 | Active | €245,000 | €8,167 | 19.8% | 72 | 85 |
| Median comp | €305,000 | €5,801 | 14.9% | 78 | 85 |
Long-term rental This property, with a listing value of €259,000, significantly exceeds the fair value of €50,637, indicating that it is overpriced by 80.4%. Despite its decent gross yield of 4.4% and high neighbourhood rating of 91/100, the inflated price makes it a challenging option for a long-term rental investment. Luxury market While the property is located in a desirable area of Central Lisbon with an excellent neighbourhood score of 91/100, it is priced at €259,000, well above the fair value of €50,637. The luxury market typically demands premium pricing, yet this property’s substantial gap from fair value makes it an unattractive investment opportunity. Buy-and-hold The buy-and-hold strategy may seem appealing due to the apartment's decent condition of 80/100 and a gross yield of 4.4%, but at €259,000, the property is overpriced compared to its fair value of €50,637. The excessive price relative to the estimated value raises concerns about long-term appreciation and rental income potential in a saturated market. Not ideal for short-term rental This property is ill-suited for the short-term rental market as it is priced at €259,000, significantly above the fair value of €50,637. While its central location in Santa Maria Maior offers urban amenities, the high price point diminishes its viability as a competitive short-term rental option.
Low Diversification Risk: Although both economic and tenant stability scores are high at 90/100, relying on a limited number of tenants or sectors can expose the investment to market fluctuations, thereby increasing overall risk.
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