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 85 m², energy rating C. Located on largo Santos, Estrela parish, Lisbon municipality, Lisbon district. This apartment uniquely features a hammam in the second bathroom and a charming balcony overlooking a private garden, offering a rare combination of luxury and tranquility in the city.
The valuation. The asking price of €975,000 significantly exceeds the fair value of €387,271 by €587,729 (60.3%), rendering this property overpriced.
Fair value modelled at €387,271 from the area baseline, adjusted for condition and location. Asking €975,000 sits €587,729 (60.3%) above — overpriced versus fair value.
Asking €975,000 versus the largo Santos area baseline of €499,545 (€5,877/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
largo Santos
Area baseline €499,545 + condition +€9,695 + location +€42,845 = modelled fair value of €387,271 (€4,556/m²), a €587,729 (60.3%) gap versus the €975,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Santos | Subject | €975,000 | €11,471 | — | 75 | 82 |
| rua do Alecrim, 11 | Active | €290,000 | €2,636 | 77.0% | 78 | 83 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 49.7% | 80 | 85 |
| Arroios · 90d9aa | Active | €1,300,000 | €7,514 | 34.5% | 80 | 85 |
| rua Eduardo Coelho | Active | €895,000 | €7,716 | 32.7% | 70 | 82 |
| Median comp | €871,500 | €6,642 | 42.1% | 79 | 84 |
Long-term rental The current listing price of €975,000 significantly exceeds the fair value of €387,271, indicating that the property is overpriced. With a gross yield of only 2.1%, this investment lacks sufficient return potential to justify the high purchase price. Buy-and-hold Investing in this property as a buy-and-hold strategy is not recommended, given its valuation gap of 60.3% over fair value. The low gross yield of 2.1% further suggests limited appreciation potential, making it a less attractive long-term investment. Family rental While the neighborhood scores well in terms of condition and amenities, the excessive pricing at €975,000 compared to a fair value of €387,271 makes this property overpriced for a family rental strategy. Additionally, the yield of 2.1% may deter families looking for rental opportunities with more favorable financials.
Tenant turnover risk Higher tenant turnover may occur due to the relatively lower tenant stability score of 75/100, which could lead to increased vacancy rates and turnover 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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