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 duplex of 144 m², energy rating B. Located on largo de Camoes, Santa Maria Maior parish, Lisbon municipality, Lisbon district. The property features expansive views of the Tagus River from the upper levels and a shared terrace that promotes community engagement among neighbors in a historic setting.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €834,437, representing an overpricing of €415,563 (49.8%). This discrepancy suggests that the property is not a prudent investment at this asking price.
Fair value modelled at €834,437 from 6 comparable sales in the area. Asking €1,250,000 sits €415,563 (49.8%) above — overpriced versus fair value.
Asking €1,250,000 versus the largo de Camoes area baseline of €790,516 (€5,490/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €790,516, adjusted for condition and micro-location, gives a modelled fair value of €834,437 (€5,795/m²), a €415,563 (49.8%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo de Camoes | Subject | €1,250,000 | €8,681 | — | 74 | 89 |
| São Vicente · 024223 | Active | €360,000 | €5,000 | 42.4% | 75 | 86 |
| rua do Barão | Active | €995,000 | €6,589 | 24.1% | 90 | 82 |
| largo Conde-Barão | Active | €620,000 | €8,378 | 3.5% | 78 | 83 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 43.7% | 77 | 80 |
| Median comp | €645,000 | €5,795 | 33.2% | 78 | 83 |
Long-term rental This property's high asking price of €1,250,000 is significantly above the fair value of €834,437, leading to a 49.8% markup that undermines potential returns. With a gross yield of only 2.7%, this investment appears challenging in a competitive rental market like Santa Maria Maior. Buy-and-hold Although Central Lisbon offers diverse employment opportunities and a strong real estate demand, the valuation of €1,250,000 versus the fair value of €834,437 suggests that holding onto this asset could yield disappointing capital appreciation. The 49.8% gap from fair value reinforces the risk associated with this buy-and-hold strategy, given the current price. Luxury market In the luxury market segment, this property's price of €1,250,000 does not align with its fair value of €834,437, indicating it is overpriced by nearly 50%. While the neighborhood boasts an impressive rating of 89/100, the inflated price may deter discerning luxury buyers looking for value.
Economic Vulnerability The property, despite its strong economic stability score of 90/100, may face unexpected downturns if local economic conditions shift significantly, impacting tenant retention indicated by an 85/100 tenant stability score.
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