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, 2-bathroom apartment of 127 m², built in 2022, energy rating B. Located on praça D. Pedro, Santa Maria Maior parish, Lisbon municipality, Lisbon district. The property features a meticulously restored Pombaline façade, seamlessly blending historic charm with contemporary luxury, and is situated within walking distance to Lisbon’s vibrant cultural hotspots.
The valuation. The asking price of €1,500,000 is significantly above the fair value of €170,421, making it overpriced by €1,329,579 (88.6%). This discrepancy suggests that potential investors should approach this listing with caution.
Fair value modelled at €170,421 from the area baseline, adjusted for condition and location. Asking €1,500,000 sits €1,329,579 (88.6%) above — overpriced versus fair value.
Asking €1,500,000 versus the praça D. Pedro area baseline of €654,558 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 88 · Materials 90 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
praça D. Pedro
Area baseline €654,558 + condition +€15,875 + location +€18,021 = modelled fair value of €170,421 (€1,342/m²), a €1,329,579 (88.6%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça D. Pedro | Subject | €1,500,000 | €11,811 | — | 88 | 83 |
| largo Conde-Barão | Active | €620,000 | €8,378 | 29.1% | 78 | 83 |
| Santa Maria Maior · 4bc154 | Active | €850,000 | €5,743 | 51.4% | 85 | 82 |
| parque Eduardo VII | Active | €1,390,000 | €5,792 | 51.0% | 80 | 82 |
| rua do Benformoso, 278 | Active | €685,000 | €5,615 | 52.5% | 76 | 80 |
| Median comp | €767,500 | €5,768 | 51.2% | 79 | 82 |
Long-term rental The property’s high asking price of €1,500,000 is significantly above its fair value of €170,421, indicating it is overpriced for long-term rental investors. With a low yield of 1.8%, this property would struggle to provide attractive returns in the competitive rental market. Buy-and-hold Given the substantial 88.6% gap from fair value, purchasing this apartment as a buy-and-hold investment poses significant risks due to its overpriced status. The lack of strong yield performance at 1.8% further complicates its appeal for long-term appreciation. Short-term vacation rental While the apartment is well-situated in Santa Maria Maior with a favorable livability score, its asking price of €1,500,000 compared to a fair value of €170,421 suggests it is overpriced for the short-term vacation rental market. The minimal yield of 1.8% indicates that potential income may not justify the elevated purchase cost, limiting profitability options.
Tenant turnover risk The tenant stability score of 60/100 indicates a moderate likelihood of tenant turnover, which may lead to increased vacancy rates and potential loss of rental income.
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