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, 4-bathroom apartment of 220 m², built in 1987. Located Santo António parish, Lisbon municipality, Lisbon district. The property boasts a prestigious location on Avenida da Liberdade, providing residents with immediate access to luxury shopping, fine dining, and vibrant cultural attractions in central Lisbon.
The valuation. The asking price of €1,750,000 sits 1.5% above the fair value of €1,724,277, indicating that the property is overpriced. This slight margin suggests limited negotiation flexibility for potential buyers in the current market.
Fair value modelled at €1,724,277 from the area baseline, adjusted for condition and location. Asking €1,750,000 sits €25,723 (1.5%) above — overpriced versus fair value.
Asking €1,750,000 versus the Santo António, Lisbon, Lisbon area baseline of €1,556,060 (€7,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Santo António, Lisbon, Lisbon
Area baseline €1,556,060 + condition +€25,438 + location +€213,840 = modelled fair value of €1,724,277 (€7,838/m²), a €25,723 (1.5%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António · 420168 | Subject | €1,750,000 | €7,955 | — | 80 | 86 |
| avenida da República | Active | €1,600,000 | €6,107 | 23.2% | 78 | 82 |
| rua de São Julião | Active | €1,170,000 | €8,540 | 7.4% | 80 | 86 |
| Campo de Ourique · 96c1b0 | Active | €1,820,000 | €10,706 | 34.6% | 85 | 85 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 1.3% | 78 | 82 |
| Median comp | €1,525,000 | €8,298 | 4.3% | 79 | 84 |
Long-term rental This property presents a gross yield of 2.5%, which is relatively low compared to other long-term rental opportunities in the area. Additionally, with a fair value gap of 1.5%, this asset is overpriced, diminishing its attractiveness for stable rental returns. Short-term vacation rental While high housing demand in Central Lisbon could suggest potential for short-term rental success, the current listing price indicates the property is overpriced. The yield of 2.5% may not justify the investment needed, especially with a fair value gap of only 1.5%. Luxury market The apartment's upscale features and high-quality condition (82/100) may appeal to luxury buyers; however, being priced above fair value compromises its potential marketability. With the neighborhood's strong rating of 86/100, the overpriced nature of this listing could result in extended time on the market or negotiation downward in price. Not ideal for student housing Given the high price point and the lack of value-added opportunity, this property does not align with the needs of the student housing market. The investment required does not match the potential rental income, making it an unsuitable choice. Not ideal for value-add renovation The current condition rating of 82/100 indicates that significant renovations are not necessary, yet the property is still overpriced for any value-add potential. Investing in a property above fair value would not yield reasonable returns through renovation efforts.
Weak Tenant Retention Risk: With a tenant stability score of 80/100, there may be a moderate risk of tenant turnover that could impact rental income.
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