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.
4-bedroom, 4-bathroom apartment of 168 m², built in 1999, energy rating C. Located on rua da Sociedade Farmacêutica, 68, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a modern fully equipped kitchen with high-end appliances and a spacious balcony that enhances indoor-outdoor living in the heart of Lisbon's vibrant neighborhood.
The valuation. The asking price of €1,350,000 is €52,662 (3.9%) above the fair value of €1,297,338, indicating that the property is overpriced. Careful consideration should be given to this discrepancy before making an investment decision.
Fair value modelled at €1,297,338 from the area baseline, adjusted for condition and location. Asking €1,350,000 sits €52,662 (3.9%) above — overpriced versus fair value.
Asking €1,350,000 versus the rua da Sociedade Farmacêutica, 68 area baseline of €1,188,264 (€7,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 85 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Sociedade Farmacêutica, 68
Area baseline €1,188,264 + condition +€13,650 + location +€149,688 = modelled fair value of €1,297,338 (€7,722/m²), a €52,662 (3.9%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Sociedade Farmacêutica, 68 | Subject | €1,350,000 | €8,036 | — | 78 | 83 |
| avenida da Liberdade, 2 | Active | €3,180,000 | €9,381 | 16.7% | 80 | 85 |
| rua Domingos Sequeira, 66 | Active | €1,475,000 | €7,126 | 11.3% | 78 | 85 |
| rua Rodrigo da Fonseca, 74 | Active | €975,000 | €3,638 | 54.7% | 80 | 80 |
| avenida da República | Active | €1,495,000 | €7,475 | 7.0% | 82 | 83 |
| Median comp | €1,485,000 | €7,301 | 9.1% | 80 | 84 |
Long-term rental The current listing price of €1,350,000 exceeds the fair value by 3.9%, indicating that the property is overpriced for long-term rental. With a gross yield of only 2.3%, the return on investment may not justify the elevated entry cost in a central location. Short-term vacation rental At €1,350,000, the purchase price is 3.9% above the estimated fair value, categorizing the property as overpriced for the short-term vacation rental strategy. Given its condition rating of 80/100, the potential hospitality appeal may not offset the high capital requirement. Buy-and-hold The property is listed at €1,350,000, which is 3.9% higher than its fair value, making it overpriced for a buy-and-hold investment strategy. While the neighbourhood has a solid rating of 83/100, the low yield of 2.3% raises concerns about long-term profitability in this price bracket.
Tenant turnover risk: With a tenant stability score of 75/100, there is a higher likelihood of tenant turnover, which can lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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