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, 1-bathroom apartment of 68 m², energy rating C. Located Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a terrace directly accessible from the open-concept kitchen and living room, enhancing outdoor living space in a vibrant central Lisbon location.
The valuation. The asking price of €580,000 is €42,779 (7.4%) above the fair value of €537,221. This property is considered overpriced given the current market conditions.
Fair value modelled at €537,221 from the area baseline, adjusted for condition and location. Asking €580,000 sits €42,779 (7.4%) above — overpriced versus fair value.
Asking €580,000 versus the Santo António, Lisbon, Lisbon area baseline of €480,964 (€7,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Santo António, Lisbon, Lisbon
Area baseline €480,964 + condition +€4,781 + location +€73,440 = modelled fair value of €537,221 (€7,900/m²), a €42,779 (7.4%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António · 483ca2 | Subject | €580,000 | €8,529 | — | 75 | 90 |
| rua Cidade de Liverpool, 4 | Active | €498,000 | €3,952 | 53.7% | 73 | 82 |
| Penha de França · 9372da | Active | €549,000 | €7,732 | 9.3% | 76 | 84 |
| praça das Flores | Active | €575,000 | €6,389 | 25.1% | 75 | 85 |
| jardim de Arroi | Active | €599,000 | €5,076 | 40.5% | 72 | 78 |
| Median comp | €562,000 | €5,733 | 32.8% | 74 | 83 |
Long-term rental The property presents a gross yield of 3.1%, which is below the typical yield for comparable assets in central Lisbon. Given that it is overpriced by 7.4%, this investment is unlikely to generate sufficient cash flow in the long term. Buy-and-hold While Santo António is known for its high demand, the current valuation of €580,000 exceeds the fair value of €537,221 by 7.4%. As the property is overpriced, potential appreciation may not justify the entry cost for long-term holding. Short-term vacation rental The tourism potential in the neighbourhood is appealing; however, the property is overpriced, with a 7.4% gap compared to fair value. This price point may deter guests seeking value, impacting occupancy and overall profitability. Not ideal for: Student housing The property is not suitable for student housing in light of its high price point of €580,000, which does not align with the budget constraints of most students in the area. Not ideal for: Value-add renovation Given the current condition rating of 80/100 and the price being 7.4% above fair value, pursuing a value-add renovation strategy is not financially justifiable at this pricing. Not ideal for: Rural retreat The urban setting of Santo António makes the property an unsuitable candidate for a rural retreat strategy, particularly as it is overpriced, limiting its appeal as a tranquil getaway option.
Tenant turnover risk High tenant turnover may occur despite the 80/100 tenant stability score, leading to potential vacancy and increased costs compared to the stable economic environment of 90/100.
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