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, 1-bathroom apartment of 56 m², energy rating E. Located Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a transferable LOCAL ACCOMMODATION LICENSE, enhancing its investment potential in the premium area of Príncipe Real, and boasts a stunning view of the 25 de Abril Bridge.
The valuation. The asking price of €470,000 is €40,466 (8.6%) above the fair value of €429,534, indicating that this property is overpriced.
Fair value modelled at €390,625 from 6 comparable sales in the area. Asking €429,000 sits €38,375 (9.8%) above — overpriced versus fair value.
Asking €429,000 versus the Santo António, Lisbon, Lisbon area baseline of €363,970 (€6,499/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €363,970, adjusted for condition and micro-location, gives a modelled fair value of €390,625 (€6,975/m²), a €38,375 (9.8%) gap versus the €429,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António · 91131b | Subject | €429,000 | €7,661 | — | 85 | 82 |
| largo do Calvário | Active | €330,000 | €7,857 | 2.6% | 78 | 75 |
| Santo António · 788060 | Active | €498,000 | €8,300 | 8.3% | 78 | 82 |
| rua do Paraíso, 106 | Active | €390,000 | €6,094 | 20.5% | 78 | 81 |
| rua Vítor Bastos | Active | €390,000 | €8,125 | 6.1% | 80 | 78 |
| Median comp | €390,000 | €7,991 | 4.3% | 78 | 80 |
Long-term rental This 1-bed apartment in Santo António is currently listed at €470,000, which is 8.6% above its fair value of €429,534, making it an overpriced investment. With a gross yield of only 3% and a respectable condition and neighborhood score, the potential for rental returns appears limited in comparison to the asking price. Short-term vacation rental Priced at €470,000, this property exceeds its fair value by 8.6%, positioning it as an overpriced option for short-term vacation rentals. Despite being situated in a desirable location, the gross yield of 3% does not justify the asking price for a competitive vacation rental market. Buy-and-hold The 1-bed apartment in Santo António is priced at €470,000, which is 8.6% above the fair value of €429,534, indicating it is overpriced for a buy-and-hold strategy. The modest yield of 3% and relatively high acquisition cost may hinder long-term capital appreciation and overall investment returns.
Tenant turnover risk: With a tenant stability score of only 60/100, there is a heightened risk of frequent tenant turnover, potentially leading to increased vacancy rates and loss of rental income.
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