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 135 m². Located on praça da Alegria, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property includes a private garden with automated irrigation and access to electric car chargers, enhancing both convenience and sustainability in urban living.
The valuation. The asking price of €1,000,000 is significantly above the fair value of €724,500, resulting in an overpricing of €275,500 (38.0%). This indicates a market discrepancy that may deter potential buyers.
Fair value modelled at €724,500 from 6 comparable sales in the area. Asking €1,000,000 sits €275,500 (38.0%) above — overpriced versus fair value.
Asking €1,000,000 versus the praça da Alegria area baseline of €833,066 (€6,171/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €833,066, adjusted for condition and micro-location, gives a modelled fair value of €724,500 (€5,367/m²), a €275,500 (38.0%) gap versus the €1,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da Alegria | Subject | €1,000,000 | €7,407 | — | 80 | 90 |
| Penha de França · 6fb9f6 | Active | €415,000 | €6,288 | 15.1% | 75 | 87 |
| rua Azedo Gneco | Active | €445,000 | €4,450 | 39.9% | 70 | 84 |
| rua Arco do Carvalhão, 211 | Active | €359,000 | €4,603 | 37.9% | 78 | 78 |
| rua António Luís Inácio | Active | €355,000 | €6,121 | 17.4% | 74 | 82 |
| Median comp | €387,000 | €5,362 | 27.6% | 75 | 83 |
Long-term rental The property’s listing price of €1,000,000 exceeds the fair value of €724,500 by 38%, indicating it is overpriced. With a gross yield of 3.3% and a neighbourhood quality rating of 90/100, long-term rental returns may not justify the initial investment. Short-term vacation rental This 2-bed apartment in Santo António is priced at €1,000,000, significantly above the fair value of €724,500, which suggests it is overpriced. Given the strong demand for short-term rentals in central Lisbon, the current yield of 3.3% may not align with the investment risk involved due to the high entry price. Luxury market With a listed price of €1,000,000, this apartment does not align with its fair value of €724,500, marking it as overpriced in the luxury segment. While the property benefits from a high neighbourhood rating of 90/100, its valuation does not support potential appreciation in the luxury market amidst prevailing economic uncertainties.
Economic downturn potential There is a risk that despite a high economic stability score of 90/100, future economic conditions could negatively impact rent prices and tenant demand, potentially leading to financial instability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
