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.
2-bedroom, 1-bathroom apartment of 50 m², built in 1904, energy rating C. Located on urbanização Alto Santo Amaro Alto de Santo Amaro, Alcântara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high ceilings and historical details that contribute to its unique character, complemented by a private yard ideal for relaxation and socializing.
The valuation. The asking price of €480,000 is significantly above the fair value of €219,337, making it overpriced by €260,663 (54.3%). This disparity suggests that the property may not be a prudent investment at current pricing.
Fair value modelled at €219,337 from the area baseline, adjusted for condition and location. Asking €480,000 sits €260,663 (54.3%) above — overpriced versus fair value.
Asking €480,000 versus the urbanização Alto Santo Amaro Alto de Santo Amaro area baseline of €196,900 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 70 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Alto Santo Amaro Alto de Santo Amaro
Area baseline €196,900 + condition +€1,172 + location +€21,265 = modelled fair value of €219,337 (€4,387/m²), a €260,663 (54.3%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Alto Santo Amaro Alto de Santo Amaro | Subject | €480,000 | €9,600 | — | 70 | 77 |
| rua Rodrigues de Faria, 103 | Active | €340,000 | €6,800 | 29.2% | 75 | 74 |
| travessa da Boa Hora À Ajuda | Active | €395,000 | €4,938 | 48.6% | 78 | 76 |
| rua Prior do Crato | Active | €498,000 | €6,640 | 30.8% | 80 | 80 |
| travessa Vitorino de Freitas S / N | Active | €412,000 | €6,867 | 28.5% | 80 | 74 |
| Median comp | €403,500 | €6,720 | 30.0% | 79 | 75 |
Long-term rental The apartment's gross yield of 2.8% is below market expectations, indicating a weaker return on investment despite the high demand related to Lisbon's proximity. With an excessive gap of 54.3% above fair value, the property is not a viable choice for long-term rental strategies. Family rental Given the high asking price of €480,000, the potential for a family rental strategy is compromised by the property's overvaluation, which limits cash flow opportunities. Family rentals typically seek properties at values closer to fair market, making this apartment less attractive for family tenants. Buy-and-hold This property is priced significantly higher than its assessed fair value, stifling long-term capital appreciation potential for a buy-and-hold strategy. An investment with a 54.3% overvaluation presents significant risk, making it unfavorable for long-term holding. Not ideal for Student housing and the luxury market, due to overpriced positioning and misalignment with typical rental demographics. The high asking price hinders attractiveness in these sectors, as they seek more affordable or higher-end investments.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 75/100, indicating potential challenges in retaining reliable tenants amidst a robust economic stability score of 90/100.
