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 52 m² on the 2nd floor, energy rating F. Located on rua das Farinhas, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a Local Accommodation license, allowing immediate tourist rental operations, and is situated within walking distance of iconic landmarks like Praça do Comércio and São Jorge Castle.
The valuation. The asking price of €450,000 is €382,273 (84.9%) above the fair value of €67,727. This property is significantly overpriced, suggesting limited potential for return on investment.
Fair value modelled at €67,727 from the area baseline, adjusted for condition and location. Asking €450,000 sits €382,273 (84.9%) above — overpriced versus fair value.
Asking €450,000 versus the rua das Farinhas area baseline of €268,008 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua das Farinhas
Area baseline €268,008 + condition +€4,225 + location +€7,602 = modelled fair value of €67,727 (€1,302/m²), a €382,273 (84.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Farinhas | Subject | €450,000 | €8,654 | — | 78 | 84 |
| rua Angelina Vidal | Active | €479,900 | €6,485 | 25.1% | 78 | 79 |
| alameda In | Active | €890,000 | €9,570 | 10.6% | 78 | 81 |
| rua Angelina Vidal | Active | €479,900 | €7,383 | 14.7% | 80 | 84 |
| rua do Sol À Graça | Active | €338,000 | €4,225 | 51.2% | 76 | 83 |
| Median comp | €479,900 | €6,934 | 19.9% | 78 | 82 |
Long-term rental The current asking price of €450,000 significantly exceeds the fair value estimate of €67,727, suggesting that this property is overpriced for a long-term rental strategy. With a gross yield of only 2.9%, the potential returns do not justify the investment at this price point. Short-term vacation rental The short-term vacation rental market in central Lisbon thrives; however, the property’s price of €450,000 far surpasses its fair value of €67,727, making it overpriced. While the neighbourhood boasts an impressive score of 84/100, the possible returns are unlikely to compensate for the initial investment cost. Buy-and-hold This property is listed at €450,000, which is strikingly above the fair value of €67,727, indicating it is overpriced for a buy-and-hold investment strategy. Despite the property’s good condition and neighbourhood rating, the substantial gap from fair value raises serious concerns about long-term profitability and market positioning.
Tenant turnover risk The tenant stability score of 65/100 indicates a heightened risk of turnover, potentially leading to increased vacancy periods and associated costs.
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