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.
2-bedroom, 3-bathroom apartment of 120 m², built in 2025, energy rating A. Located on rua Rodrigues Sampaio, 30, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers exclusive access to a fully-equipped gym and features premium materials like natural European oak flooring and high-security lacquered entrance doors.
The valuation. The asking price of €1,690,000 is significantly above the fair value of €936,390, making it overpriced by €753,610 or 44.6%. Such a discrepancy raises concerns regarding the investment potential considering the current market conditions.
Fair value modelled at €936,390 from the area baseline, adjusted for condition and location. Asking €1,690,000 sits €753,610 (44.6%) above — overpriced versus fair value.
Asking €1,690,000 versus the rua Rodrigues Sampaio, 30 area baseline of €848,760 (€7,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 79 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Rodrigues Sampaio, 30
Area baseline €848,760 + condition +€9,750 + location +€116,640 = modelled fair value of €936,390 (€7,803/m²), a €753,610 (44.6%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rodrigues Sampaio, 30 | Subject | €1,690,000 | €14,083 | — | 82 | 86 |
| avenida Engenheiro Duarte Pacheco | Active | €1,400,000 | €8,092 | 42.5% | 74 | 80 |
| rua do Crucifixo | Active | €980,000 | €7,778 | 44.8% | 80 | 80 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 37.1% | 80 | 82 |
| avenida da República | Active | €1,275,000 | €6,782 | 51.8% | 80 | 83 |
| Median comp | €1,337,500 | €7,935 | 43.7% | 80 | 81 |
Long-term rental This property, with a gross yield of only 1.6%, does not offer promising returns for long-term rental investors, particularly given its 44.6% gap above fair value. Additionally, while the neighbourhood has a high rating of 86/100, the purchase price suggests a significant risk of cost outweighing rental income potential. Short-term vacation rental Despite being located in a desirable neighbourhood in central Lisbon, the excessive listing price of €1,690,000 puts this property at a disadvantage for short-term vacation rentals, limiting profitability. The 1.6% gross yield indicates that it may not attract enough premium nightly rates to justify such a high initial investment. Buy-and-hold Given the current market valuation at 44.6% above fair value, holding onto this property long-term may lead to diminished capital appreciation potential relative to other investment options. While Lisbon's housing demand is strong, the costly entry price makes this strategy less attractive compared to other opportunities in the market.
Tenant turnover risk High tenant turnover could impact cash flow, given the tenant stability score of 75/100, indicating potential volatility in occupancy rates.
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