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, 2-bathroom apartment of 120 m² on the 5th floor, built in 1930, energy rating D. Located on rua de São João da Praça, 126, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This top-floor apartment offers a unique unobstructed view of the River Tagus and boasts original Pombaline architectural features characteristic of Lisbon's historical charm.
The valuation. The asking price of €750,000 is €11,603 (1.5%) below the fair value of €761,603, indicating that this property is priced fairly within the current market conditions.
Fair value modelled at €761,603 from 6 comparable sales in the area. Asking €750,000 sits €11,603 (1.5%) below — the upside to fair value.
Asking €750,000 versus the rua de São João da Praça, 126 area baseline of €719,334 (€5,994/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €719,334, adjusted for condition and micro-location, gives a modelled fair value of €761,603 (€6,347/m²), a €11,603 (1.5%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São João da Praça, 126 | Subject | €750,000 | €6,250 | — | 78 | 90 |
| São Vicente · 6c7a08 | Active | €420,000 | €5,600 | 10.4% | 76 | 79 |
| avenida Calouste Gulbenkian, 2 | Active | €930,000 | €6,889 | 10.2% | 83 | 82 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 11.4% | 78 | 81 |
| São Vicente · 25f6d8 | Active | €379,900 | €6,228 | 0.4% | 75 | 81 |
| Median comp | €502,500 | €6,559 | 4.9% | 77 | 81 |
Long-term rental Given the attractive yield of 3.4% and the high demand in Santa Maria Maior, this property is well-positioned for stable, long-term rental income. However, with just a 1.5% gap from fair value, the returns may not exceed market averages significantly. Buy-and-hold The 2-bed apartment in Santa Maria Maior benefits from a desirable location and a quality neighborhood, making it a reasonable buy-and-hold investment. Yet, with a fair valuation close to the asking price, potential returns may be capped, requiring careful consideration of market growth over time. Family rental Targeting families, this apartment offers spacious living and proximity to essential amenities, aligning well with long-term occupancy needs. Still, as the property is fairly priced with only a slight margin to fair value, the rental income may be modest in relation to investment risk. Short-term vacation rental Given the fair pricing and a strong local market, this property does not lend itself well to short-term vacation rental strategies. The higher competition and regulatory risks in Lisbon further detract from its appeal for this purpose. Agricultural investment This urban property is not suitable for agricultural investment as it lacks any agricultural potential or space. Its positioning in a central neighborhood highlights its focus on residential rather than agricultural uses.
Market Vulnerability The property may face market vulnerability despite high scores in economic stability (90/100) and tenant stability (85/100), as downturns in the broader economy can still impact tenant retention and rental income.
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