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, 3-bathroom apartment of 91 m² on the 3rd floor, energy rating D. Located on praça do Príncipe Real, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment uniquely integrates historical Pombaline structure elements with modern amenities, offering both architectural charm and contemporary comfort in a highly sought-after neighborhood of Lisbon.
The valuation. The asking price of €720,000 sits €120,200 (20.0%) above the fair value of €599,800. This indicates that the property is overpriced in the current market.
Fair value modelled at €599,800 from 6 comparable sales in the area. Asking €720,000 sits €120,200 (20.0%) above — overpriced versus fair value.
Asking €720,000 versus the praça do Príncipe Real area baseline of €570,331 (€6,267/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €570,331, adjusted for condition and micro-location, gives a modelled fair value of €599,800 (€6,591/m²), a €120,200 (20.0%) gap versus the €720,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Príncipe Real | Subject | €720,000 | €7,912 | — | 75 | 83 |
| praça do Rossio | Active | €490,000 | €4,153 | 47.5% | 76 | 84 |
| Estrela · 6d55d7 | Active | €765,000 | €6,955 | 12.1% | 74 | 84 |
| Misericórdia · 49b8e7 | Active | €625,000 | €7,102 | 10.2% | 80 | 84 |
| rua das Madres, 102 | Active | €635,000 | €5,773 | 27.0% | 85 | 80 |
| Median comp | €630,000 | €6,364 | 19.6% | 78 | 84 |
Long-term rental The 2-bed apartment in Santo António is overpriced by 20.0% compared to its fair value of €599,800, resulting in less attractive yield prospects at 3% gross. While the neighbourhood is rated 83/100 for quality, the current pricing may deter potential long-term tenants seeking value. Short-term vacation rental At a listing price of €720,000, the apartment's yield of 3% gross does not justify the investment, especially given that it is overpriced compared to the fair value of €599,800. The central location in Lisbon may attract tourists, but the 20% gap from fair value signals potential for reduced returns in a competitive market. Buy-and-hold With a fair value of €599,800, the 2-bed apartment's listing price of €720,000 reflects a 20.0% premium which may not support long-term appreciation justified by current yield of 3% gross. Although the neighbourhood's amenities score well, the overall market situation suggests that holding this property at its current price is not advisable for capital growth.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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