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.
1-bedroom, 1-bathroom apartment of 59 m², built in 2018, energy rating B. Located on rua Rodrigo da Fonseca, 13, Santo António parish, Lisbon municipality, Lisbon district. This apartment features a private terrace that enhances outdoor living space, offering a rare retreat in the heart of an upscale urban area.
The valuation. The asking price of €450,000 sits €3,919 (0.9%) above the fair value of €446,081, indicating that the property is overpriced. This slight premium could deter potential buyers seeking value-based opportunities.
Fair value modelled at €446,081 from the area baseline, adjusted for condition and location. Asking €450,000 sits €3,919 (0.9%) above — overpriced versus fair value.
Asking €450,000 versus the rua Rodrigo da Fonseca, 13 area baseline of €417,307 (€7,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Rodrigo da Fonseca, 13
Area baseline €417,307 + condition +€3,227 + location +€44,604 = modelled fair value of €446,081 (€7,561/m²), a €3,919 (0.9%) gap versus the €450,000 asking price.
Long-term rental This property is expected to underperform due to its 0.9% gap versus fair value, indicating it is priced slightly above market expectations at €450,000. With a gross yield of 3.4%, the investment may generate modest returns, but still reflects a premium in today’s market dynamics. Buy-and-hold A buy-and-hold strategy may not be optimal as the property is overpriced, with a fair value of €446,081 that leaves little room for appreciation. Given the current pricing and yield, any potential capital growth could be limited, reflecting market inefficiencies that investors should be cautious of. Short-term vacation rental Entering the short-term vacation rental market with this property could be problematic due to its overpriced status at €450,000, just above the fair valuation. Although the neighborhood has appealing features, the current buy-in price suggests that potential returns may not justify the investment risk involved. Not ideal for: Value-add renovation A value-add renovation strategy is not suitable for this apartment as it is already priced above its fair value, indicating limited upside potential for improvements. Investing in renovations here might not yield a satisfactory return in light of the existing market conditions and property valuation.
Tenant turnover risk High tenant turnover could be a concern due to the tenant stability score of 70/100, indicating that 30% of tenants may not remain long-term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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