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.
4-bedroom, 2-bathroom apartment of 75 m², built in 1970. Located Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts large windows, allowing for abundant natural light, and features a contemporary open-plan kitchen equipped with high-end appliances. Valuation Verdict: Fair.
The valuation. The asking price of €530,000 is significantly higher than the fair value of €407,013, resulting in an overpricing of €122,987 (30.2%). This indicates that potential investors may want to reconsider the value proposition.
Fair value modelled at €407,013 from 6 comparable sales in the area. Asking €530,000 sits €122,987 (30.2%) above — overpriced versus fair value.
Asking €530,000 versus the Santo António, Lisbon, Lisbon area baseline of €466,206 (€6,216/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €466,206, adjusted for condition and micro-location, gives a modelled fair value of €407,013 (€5,427/m²), a €122,987 (30.2%) gap versus the €530,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António · b32933 | Subject | €530,000 | €7,067 | — | 76 | 85 |
| rua de São Paulo | Active | €890,000 | €4,734 | 33.0% | 75 | 83 |
| avenida 5 de Outubro, 267 | Active | €669,000 | €6,082 | 13.9% | 78 | 86 |
| rua Garcia de Orta, 31 | Active | €475,000 | €4,750 | 32.8% | 80 | 82 |
| Avenidas Novas · be9648 | Active | €790,000 | €5,725 | 19.0% | 76 | 84 |
| Median comp | €729,500 | €5,238 | 25.9% | 77 | 84 |
Long-term rental This 4-bed apartment in Santo António is overpriced by 30.2%, making it less attractive for long-term rental investment despite the strong tenant quality in the area. The gross yield of 4.1% is underwhelming, given the notable gap between the listing price and the fair value of €407,013. Short-term vacation rental The current listing price presents a challenge, with a 30.2% premium over fair value, undermining the potential returns from short-term vacation rentals in this appealing neighborhood. Although the location boasts high tenant quality and an appealing cultural scene, the expected yield does not justify the high upfront cost of €530,000. Luxury market While luxury properties in central Lisbon are generally in demand, this apartment's asking price is above the fair value by 30.2%, indicating that it may struggle to attract typical luxury buyers. The property’s solid condition and desirable location are overshadowed by its excessive price, which could hinder resale opportunities. Not ideal for: Student housing Given the apartment's elevated price and the 30.2% gap from fair market value, it is not a sound investment for student housing. The property’s size and layout do not align with the affordability that student tenants typically seek in a rental.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate potential for tenant turnover, which could lead to increased vacancy periods and associated costs.
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