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 51 m² on the 3rd floor, energy rating F. Located on rua das Farinhas, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment has an active Local Accommodation license, enabling immediate tourist rental income without the bureaucratic hurdles typical in Lisbon's historical center.
The valuation. The asking price of €500,000 is significantly above the fair value of €65,230, indicating the property is overpriced by €434,770 (87.0%). Buy-to-flip angle. The buy-to-flip strategy may be challenging due to the substantial price difference, making resale less likely unless significant renovations occur. Buy-to-let angle. The estimated rental income of €1,250 per month yields approximately 3%, which is relatively low for the market, impacting the attractiveness of a buy-and-hold strategy.
Fair value modelled at €65,230 from the area baseline, adjusted for condition and location. Asking €500,000 sits €434,770 (87.0%) above — overpriced versus fair value.
Asking €500,000 versus the rua das Farinhas area baseline of €262,854 (€5,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 75 · 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 75). Strong amenities and housing-market momentum support a premium to baseline.
rua das Farinhas
Area baseline €262,854 + condition +€2,948 + location +€7,456 = modelled fair value of €65,230 (€1,279/m²), a €434,770 (87.0%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Farinhas | Subject | €500,000 | €9,804 | — | 80 | 84 |
| rua da Regueira, 43 | Active | €320,000 | €5,614 | 42.7% | 75 | 83 |
| Campo de Ourique · ba5b73 | Active | €529,000 | €8,817 | 10.1% | 80 | 80 |
| travessa de Campo de Ourique, 27 | Active | €339,000 | €6,278 | 36.0% | 75 | 81 |
| travessa Santo António À Graça, 4 | Active | €410,000 | €4,767 | 51.4% | 75 | 83 |
| Median comp | €374,500 | €5,946 | 39.4% | 75 | 82 |
Long-term rental Given the 87.0% gap from the fair value of €65,230, this property is overpriced at €500,000 and may not yield a sustainable return for long-term rental investments. The overall safe neighborhood rating of 84/100 cannot compensate for the inflated purchase cost, potentially leading to lower tenant interest and financial strain. Short-term vacation rental Although the location in Santa Maria Maior attracts both local and tourist demand, the gross yield of only 3% coupled with the overvaluation makes this property a risky venture for short-term vacation rentals. High occupancy rates may not be sufficient to offset the substantial premium paid above fair value, limiting profit margins significantly. Buy-and-hold While the condition rating of 79/100 suggests reasonable upkeep, the 87.0% overprice relative to fair value undermines the case for a buy-and-hold strategy. Long-term appreciation looks unlikely given the initial excessive investment, which could hinder cash flow and capital growth in the future.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 75/100, which suggests potential challenges in maintaining long-term residents and could impact rental income stability.
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