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.
5-bedroom, 5-bathroom apartment of 460 m², built in 1937, energy rating B. Located on largo do Contador Mor, 4, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a distinct dining room and two adaptable technical rooms, providing flexibility for modern living or professional use in a prestigious location. Condition Notes: The sophisticated materials and efficient layout enhance the overall appeal, ensuring minimal wear and a seamless flow. Location: Positioned in a historic area, it offers tranquility while being close to fine dining and cultural spots.
The valuation. The asking price of €3,870,000 is significantly above the fair value of €609,006, representing a staggering €3,260,995 (84.3%) premium. The property is decisively overpriced, reflecting a substantial disconnect from market realities.
Fair value modelled at €609,006 from the area baseline, adjusted for condition and location. Asking €3,870,000 sits €3,260,995 (84.3%) above — overpriced versus fair value.
Asking €3,870,000 versus the largo do Contador Mor, 4 area baseline of €2,370,840 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 79 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
largo do Contador Mor, 4
Area baseline €2,370,840 + condition +€53,188 + location +€61,318 = modelled fair value of €609,006 (€1,324/m²), a €3,260,995 (84.3%) gap versus the €3,870,000 asking price.
Long-term rental The 5-bed apartment in Santa Maria Maior demands a price significantly above its fair value, suggesting that the potential for long-term rental returns is limited at a gross yield of only 2.3%. With an 84.3% gap from fair value, the investment likely won't justify the cost to renters in the current market. Buy-and-hold Investing in this property as a buy-and-hold may not yield the expected capital appreciation, given its price is 84.3% higher than its fair value of €609,006. The slight yield of 2.3% coupled with high purchase costs undermines potential long-term growth. Luxury market Positioned as a luxury asset, this 5-bed apartment is overvalued, reflecting a significant disconnect from fair market value, which raises concerns about its viability in the luxury segment. At a price point of €3,870,000 and a fair value of just €609,006, the property struggles to attract discerning buyers who expect premium value for high investment. Not ideal for: Student housing, Short-term rental Due to its excessive pricing relative to fair value, this property is not suitable for student housing or short-term rental strategies, which typically rely on competitive pricing for viability. The overpricing makes it challenging to attract the target demographic seeking affordable options.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of high tenant turnover, which may lead to increased vacancy rates 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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