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.
0-bedroom, 0-bathroom mix_use_building of 400 m². Located on rua São Tomé, 82, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This property boasts original Portuguese tiles and preserved period details throughout, showcasing significant architectural character unique to Pombaline buildings, despite its current state of disrepair.
The valuation. The asking price of €2,250,000 is significantly above the fair value of €242,540, indicating an overpricing of €2,007,460 (89.2%). This property does not present a financially sound investment opportunity based on its valuation.
Fair value modelled at €242,540 from the area baseline, adjusted for condition and location. Asking €2,250,000 sits €2,007,460 (89.2%) above — overpriced versus fair value.
Asking €2,250,000 versus the rua São Tomé, 82 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 36/100 (Condition 30 · Materials 35 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua São Tomé, 82
Area baseline €2,061,600 + condition -€242,500 + location +€55,040 = modelled fair value of €242,540 (€606/m²), a €2,007,460 (89.2%) gap versus the €2,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Tomé, 82 | Subject | €2,250,000 | €5,625 | — | 30 | 82 |
| Santa Maria Maior · c1f22d | Active | €900,000 | €3,000 | 46.7% | — | 81 |
| Santa Maria Maior · aff4e1 | Active | €1,600,000 | €3,200 | 43.1% | — | 86 |
| Santa Maria Maior · c1f263 | Active | €595,000 | €2,052 | 63.5% | — | 79 |
| Misericórdia · c1f273 | Active | €945,000 | €3,706 | 34.1% | — | 90 |
| Median comp | €922,500 | €3,100 | 44.9% | — | 84 |
Long-term rental The property is overpriced at €2,250,000 compared to the fair value of €242,540, indicating an 89.2% gap that renders it a poor investment for long-term rental. With a 0% gross yield and a condition score of 36/100, the potential returns do not justify the price in a demanding market like Lisbon. Buy-and-hold Investing in this property for a buy-and-hold strategy is ill-advised given its overpriced status and the lack of immediate yield, showing 0% gross return. The significant gap from the fair value underscores the risk of holding onto an asset that may not appreciate sufficiently to make up for its inflated cost. Family rental A family rental strategy is not feasible for this property, as its listing of €2,250,000 far exceeds the fair value of €242,540, highlighting it as overpriced. Additionally, the property's low yield and subpar condition diminish its attractiveness for families seeking quality housing options in Lisbon's strong market. Not ideal for This property is not suitable for short-term rentals or student housing due to its high price tag and 0% gross yield. The inflated cost does not align with what typically attracts tenants in these rental markets, further complicating its investment appeal.
Tenant turnover risk The tenant stability score of 65/100 indicates potential for higher vacancy rates and turnover, which may affect cash flow.
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