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, 3-bathroom apartment of 147 m² on the 5th floor, energy rating B. Located on rua do Salitre, 100, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a sophisticated security system with video intercom and boasts high-end finishes like Kahrs oak flooring and natural stone cladding. Condition Notes: Well-maintained with thoughtful design elements throughout.
The valuation. The asking price of €1,595,000 is significantly above the fair value of €1,077,111, an overvaluation of €517,889 (48.1%). Therefore, this property is overpriced. Buy-to-flip angle. A wholesale strategy could involve cosmetic upgrades to the stylish finishes, potentially increasing appeal and allowing for a quick resale at a higher market price. Targeting the luxury market could maximize returns on initial investment. Buy-to-let angle. With an estimated rental income of €2,658/month, the gross yield is a low 2%, indicating that while the property is in a desirable area, the rental income may not justify the high purchase price for long-term holding.
Fair value modelled at €1,077,111 from 6 comparable sales in the area. Asking €1,595,000 sits €517,889 (48.1%) above — overpriced versus fair value.
Asking €1,595,000 versus the rua do Salitre, 100 area baseline of €1,164,206 (€7,920/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €1,164,206, adjusted for condition and micro-location, gives a modelled fair value of €1,077,111 (€7,327/m²), a €517,889 (48.1%) gap versus the €1,595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Salitre, 100 | Subject | €1,595,000 | €10,850 | — | 75 | 78 |
| Santa Maria Maior · 49b89d | Active | €2,790,000 | €14,762 | 36.1% | 89 | 83 |
| rua Cardeal Mercier | Active | €890,000 | €6,357 | 41.4% | 80 | 83 |
| calçada das Necessidades | Active | €1,380,000 | €8,466 | 22.0% | 82 | 80 |
| rua Arco do Chafariz das Terras | Active | €1,655,000 | €7,770 | 28.4% | 75 | 75 |
| Median comp | €1,517,500 | €8,118 | 25.2% | 81 | 82 |
Long-term rental The property's yield of 2% gross is significantly low, indicating that it may not provide attractive cash flow for long-term rental investors. Additionally, with a gap of 48.1% between the listing price of €1,595,000 and the fair value of €1,077,111, the property is clearly overpriced. Buy-and-hold Holding this property for the long term appears unwise, given its overpriced status with a 48.1% gap compared to fair value. The moderately high condition score of 82/100 does not mitigate the fact that the investment does not align with sound financial principles. Luxury market While the apartment is positioned in an attractive central location, the high asking price of €1,595,000 does not reflect fair market value, making it overpriced by 48.1%. This discrepancy may deter luxury buyers looking for true value in the premium segment of the market. Not ideal for: Student housing This property is situated in a central area with high population density, but its steep price makes it a less favorable option for the student housing market. Given the current listing price, it is unlikely to appeal to students seeking affordable accommodations.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 70/100, potentially leading to increased 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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