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 60 m² on the 4th floor, built in 1951, energy rating C. Located on rua Ferreira Lapa, Santo António parish, Lisbon municipality, Lisbon district. This apartment's top-floor location ensures abundant natural light and a peaceful atmosphere, while being minutes away from Lisbon's major cultural landmarks.
The valuation. The asking price of €352,000 is significantly above the fair value of €289,333, representing an overpricing of €62,667 (21.7%). This suggests potential challenges in achieving desirable returns. Buy-to-flip angle. The property’s condition score of 59/100 indicates the need for updates, yet with strategic renovations, reselling after improvements could attract a higher market price. Buy-to-let angle. With an estimated monthly rental income of €1,320, the gross yield stands at 4.5%, making it a viable option for long-term investment despite the current overvaluation.
Fair value modelled at €289,333 from 6 comparable sales in the area. Asking €352,000 sits €62,667 (21.7%) above — overpriced versus fair value.
Asking €352,000 versus the rua Ferreira Lapa area baseline of €404,347 (€6,739/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 is below the parish average, reducing 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 €404,347, adjusted for condition and micro-location, gives a modelled fair value of €289,333 (€4,822/m²), a €62,667 (21.7%) gap versus the €352,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ferreira Lapa | Subject | €352,000 | €5,867 | — | 65 | 86 |
| Campolide · 483df5 | Active | €300,000 | €3,000 | 48.9% | — | 81 |
| Penha de França · be91ca | Active | €280,000 | €6,222 | 6.1% | 60 | 88 |
| avenida François Mitterrand | Active | €280,000 | €5,185 | 11.6% | 72 | 86 |
| Marvila · 4d4789 | Active | €305,000 | €4,357 | 25.7% | 55 | 81 |
| Median comp | €290,000 | €4,771 | 18.7% | 60 | 84 |
Long-term rental The expected yield of 4.5% gross suggests limited returns for a long-term rental strategy given the apartment's current listing price of €352,000, which is 21.7% above its fair value of €289,333. Such a discrepancy may deter potential tenants seeking value for money in a competitive rental market. Short-term vacation rental Despite the apartment's prime location in Santo António, the significant gap of 21.7% from fair value implies that short-term vacation guests may find better options at lower prices. Thus, the potential for profit in this segment is diminished as the higher price could limit occupancy rates and profitability. Buy-and-hold With the apartment priced at €352,000, which exceeds its fair value by 21.7%, the buy-and-hold strategy is less appealing in the current market context. Future appreciation may not be sufficient to justify the premium, potentially hindering long-term investment growth. Not ideal for: Agricultural investment, Industrial use, Remote workspaces
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of increased turnover, which may lead to higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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