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 151 m² on the 1st floor, energy rating B. Located on rua do Barão, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts 3.30-meter high ceilings, a bespoke library/office space, and a climate control system seamlessly integrated into the walls, enhancing both aesthetics and comfort.
The valuation. The asking price of €995,000 sits €81,055 (7.5%) below the fair value of €1,076,055, indicating that the price is in line with the market expectations and offers a fair investment opportunity.
Fair value modelled at €916,786 from 5 comparable sales in the area. Asking €995,000 sits €78,214 (8.5%) above — overpriced versus fair value.
Asking €995,000 versus the rua do Barão area baseline of €852,757 (€5,647/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €852,757, adjusted for condition and micro-location, gives a modelled fair value of €916,786 (€6,071/m²), a €78,214 (8.5%) gap versus the €995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Barão | Subject | €995,000 | €6,589 | — | 90 | 82 |
| rua do Prior Coutinho | Active | €425,000 | €6,071 | 7.9% | 80 | 90 |
| Misericórdia · 28ba63 | Active | €900,000 | €10,000 | 51.8% | 85 | 79 |
| rua Febo Moniz, 15 | Active | €575,000 | €4,228 | 35.8% | 85 | 90 |
| rua Doutor Teófilo Braga, 12 | Active | €990,000 | €8,534 | 29.5% | 85 | 82 |
| Median comp | €737,500 | €7,303 | 10.8% | 85 | 86 |
Long-term rental The property shows a gross yield of 2.8%, which aligns with the average returns for similar properties in the area, indicating a stable but not exceptional income. Given the fair valuation at €995,000, this apartment represents a reasonable option for long-term renting in a prime location, although returns may be limited. Short-term vacation rental While the central location and high neighborhood ratings make it an attractive choice for short-term rentals, the gross yield of 2.8% suggests that the market may be nearing saturation. Therefore, despite the property's appeal, the fair valuation signals caution against expecting significant profit margins in a competitive rental landscape. Buy-and-hold With a fair market value and a condition rating of 83/100, this property is positioned well for long-term capital appreciation in a growing market like Lisbon. However, the current yield of 2.8% reflects a modest return that may not fully capitalize on its potential for future valuation increases. Not ideal for: Student housing The property’s characteristics and valuation do not align with the typical demands of the student housing market in Lisbon, as the gross yield is relatively low. Furthermore, its location, while central and safe, does not cater specifically to the rental preferences of student demographics.
Tenant turnover risk A tenant stability score of 75/100 indicates a moderate risk of tenant turnover, potentially affecting rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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