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, 2-bathroom apartment of 64 m², built in 1951, energy rating D. Located on largo das Olarias S / N, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This apartment features a sunroom perfect for laundry, and boasts vast views of São Jorge Castle and the city, enhancing its charm and living experience.
The valuation. The asking price of €360,000 is significantly above the fair value of €85,258, translating to an excess of €274,742 (76.3%). This property is considered overpriced based on current market evaluations.
Fair value modelled at €85,258 from the area baseline, adjusted for condition and location. Asking €360,000 sits €274,742 (76.3%) above — overpriced versus fair value.
Asking €360,000 versus the largo das Olarias S / N area baseline of €329,856 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 88/100 (Housing Market 92 · Amenities 93 · Economic 90 · Tenant Quality 88). Strong amenities and housing-market momentum support a premium to baseline.
largo das Olarias S / N
Area baseline €329,856 + condition +€6,000 + location +€10,458 = modelled fair value of €85,258 (€1,332/m²), a €274,742 (76.3%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo das Olarias S / N | Subject | €360,000 | €5,625 | — | 80 | 88 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 13.2% | 80 | 78 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 23.8% | 78 | 81 |
| Misericórdia · 49b8e7 | Active | €625,000 | €7,102 | 26.3% | 80 | 84 |
| rua das Beatas | Active | €550,000 | €5,500 | 2.2% | 75 | 86 |
| Median comp | €567,500 | €6,232 | 10.8% | 79 | 83 |
Long-term rental The 2-bed apartment in Santa Maria Maior is priced at €360,000, far exceeding the fair value of €85,258, indicating it is overpriced by 76.3%. Even with a gross yield of 4.3%, the significant disparity suggests a long-term rental strategy is not financially viable given the high initial investment. Buy-and-hold With the current listing price significantly above fair value, this investment strategy may yield unfavorable returns, as the property is overpriced by 76.3%. The potential for appreciation in a desirable neighborhood is undermined by the current inflated asking price, making a buy-and-hold approach less attractive. Short-term vacation rental While the location near major attractions and the neighborhood quality score of 88/100 are appealing, the apartment is overpriced at €360,000 compared to the fair value of €85,258. The 4.3% gross yield does not compensate for the high acquisition cost, making the short-term vacation rental strategy less appealing in this case.
Potential Economic Dependence: Despite high scores of 90/100 for economic stability and 88/100 for tenant stability, fluctuations in the broader economy could still impact rental income and property values in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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