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, 2-bathroom apartment of 84 m², energy rating B. Located on calçada de São Francisco, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers panoramic views of iconic landmarks like São Jorge Castle, along with unique features such as modern concierge and cleaning services available at an additional cost.
The valuation. The asking price of €715,000 exceeds the fair value of €114,658 by €600,342, indicating the property is overpriced. At €8,512/m², it remains significantly above market norms for the area.
Fair value modelled at €114,658 from the area baseline, adjusted for condition and location. Asking €715,000 sits €600,342 (84.0%) above — overpriced versus fair value.
Asking €715,000 versus the calçada de São Francisco area baseline of €432,936 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 85 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 92/100 (Housing Market 95 · Amenities 98 · Economic 93 · Tenant Quality 82). Strong amenities and housing-market momentum support a premium to baseline.
calçada de São Francisco
Area baseline €432,936 + condition +€9,188 + location +€15,170 = modelled fair value of €114,658 (€1,365/m²), a €600,342 (84.0%) gap versus the €715,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada de São Francisco | Subject | €715,000 | €8,512 | — | 85 | 92 |
| Misericórdia · 001812 | Active | €480,000 | €11,429 | 34.3% | 75 | 83 |
| rua General Justiniano Padrel, 12 | Active | €480,000 | €11,429 | 34.3% | 80 | 90 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 35.9% | 81 | 82 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 10.5% | 75 | 80 |
| Median comp | €480,000 | €9,522 | 11.9% | 78 | 83 |
Long-term rental The property is overpriced at €715,000, significantly above its fair value of €114,658, leading to a mere 2.4% gross yield. As a result, investing in this apartment for long-term rental purposes would not generate adequate returns for the investor. Short-term vacation rental Given the property's high price point and an inadequate yield of 2.4%, it is unlikely to attract sufficient short-term vacation rental demand. Moreover, the substantial gap from its fair value indicates a misalignment with market expectations for yield in the Lisbon area. Buy-and-hold With the property priced at €715,000, significantly exceeding its fair value of €114,658, the potential long-term appreciation does not justify the initial investment. This market oversaturation suggests that holding onto this asset could lead to suboptimal returns for an extended period.
Tenant turnover risk The tenant stability score of 82 indicates that there might be a moderate risk of tenant turnover, potentially affecting rental income and property management costs.
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