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, 3-bathroom duplex of 180 m², built in 2024, energy rating E. Located on rua da Conceição, 109, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Unique feature: The property boasts a charming wine cellar, complemented by expansive balconies offering breathtaking river views, ideal for both relaxation and entertainment.
The valuation. The asking price of €1,200,000 sits significantly above its fair value of €227,689, indicating a valuation discrepancy of €972,311 (81.0%). Verdict: overpriced.
Fair value modelled at €227,689 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €972,311 (81.0%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua da Conceição, 109 area baseline of €927,720 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 81 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Conceição, 109
Area baseline €927,720 + condition +€10,969 + location +€23,220 = modelled fair value of €227,689 (€1,265/m²), a €972,311 (81.0%) gap versus the €1,200,000 asking price.
Long-term rental The property, listed at €1,200,000, is significantly overpriced compared to its fair value of €227,689, presenting an 81.0% gap. With a gross yield of only 3.1%, the investment potential for long-term rental is minimal and unattractive in the current market. Short-term vacation rental Given the property’s listing price of €1,200,000 and a fair value of €227,689, the return on investment for short-term vacation rentals is compromised by an excessive valuation, resulting in an 81.0% disparity. The gross yield of 3.1% fails to justify such an investment in this competitive sector. Buy-and-hold With a current market price of €1,200,000 and a fair value landing at €227,689, the property’s price indicates an 81.0% premium that clouds its long-term investment appeal. The modest yield of 3.1% combined with the inflated acquisition cost does not position it favorably for buy-and-hold strategies in a thriving market. Student housing While the area of Santa Maria Maior benefits from central Lisbon's high demand, the property does not align with student housing needs. The significant overvaluation at €1,200,000 makes it financially impractical for targeting this demographic in long-term rentals.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of frequent tenant turnover, potentially affecting rental income and leading to increased vacancy costs.
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