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, 2-bathroom apartment of 130 m², built in 1954, energy rating B. Located on praça Duque de Saldanha, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers unobstructed views over the Duque de Saldanha garden and features truly usable balconies that extend the living space into the outdoors.
The valuation. The asking price of €895,000 is significantly above the fair value of €98,349, indicating that this property is overpriced by €796,651 (89.0%). This discrepancy suggests a lack of competitiveness in the current market.
Fair value modelled at €98,349 from the area baseline, adjusted for condition and location. Asking €895,000 sits €796,651 (89.0%) above — overpriced versus fair value.
Asking €895,000 versus the praça Duque de Saldanha area baseline of €636,350 (€4,895/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 83/100 (Housing Market 90 · Amenities 80 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
praça Duque de Saldanha
Area baseline €636,350 + condition +€7,109 + location +€10,639 = modelled fair value of €98,349 (€757/m²), a €796,651 (89.0%) gap versus the €895,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Duque de Saldanha | Subject | €895,000 | €6,885 | — | 75 | 83 |
| rua Gomes de Brito | Active | €590,000 | €3,711 | 46.1% | 72 | 73 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 29.0% | 77 | 80 |
| rua Arco do Chafariz das Terras | Active | €1,655,000 | €7,770 | 12.9% | 75 | 75 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 114.4% | 89 | 83 |
| Median comp | €1,162,500 | €6,331 | 8.0% | 76 | 78 |
Long-term rental The property's high listing price of €895,000 presents an investment that is significantly overpriced, with a stark 89.0% gap from its fair value of €98,349. At a gross yield of just 2.7%, the potential for profitable long-term rental income is diminished, making this an unwise choice for investors seeking sustainable returns. Short-term vacation rental With a listing price that far exceeds its fair value, the property is clearly overpriced, limiting its appeal in the short-term vacation rental market. Current yields of 2.7% gross suggest that even in a prime location, the projected revenue is not sufficient to justify such an elevated investment. Family rental Although the property is situated in a desirable neighborhood, the staggering discrepancy between the listing price and fair value indicates that it is overpriced for potential family rental purposes. The current yield of 2.7% gross does not align with the financial expectations that families might seek in such residential offerings.
Potential Vacancy Risk The combination of an economic stability score of 85 and a tenant stability score of 80 indicates a moderate risk of vacancies, as slight fluctuations in the economic environment could lead to a 5-10% increase in vacancy rates.
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