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.
1-bedroom, 1-bathroom apartment of 29 m², energy rating D. Located on rua de São João da Praça, 43, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment benefits from its prime location in the heart of Alfama, with strong pedestrian traffic and a rich historical context that enhances its investment appeal.
The valuation. The asking price of €210,000 exceeds the fair value of €161,364 by €48,636, which is a 30.1% difference, indicating that the property is overpriced. Buy-to-flip angle. A buy-and-flip strategy could be challenging due to the higher purchase price; significant renovations are required to improve value in a competitive market. Buy-to-let angle. With an estimated rental income of €822 per month, the gross yield stands at 4.7%, making it a viable long-term rental option in a mixed neighborhood with high demand.
Fair value modelled at €161,364 from 6 comparable sales in the area. Asking €210,000 sits €48,636 (30.1%) above — overpriced versus fair value.
Asking €210,000 versus the rua de São João da Praça, 43 area baseline of €162,217 (€5,594/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 is below the parish average, reducing 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 €162,217, adjusted for condition and micro-location, gives a modelled fair value of €161,364 (€5,564/m²), a €48,636 (30.1%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São João da Praça, 43 | Subject | €210,000 | €7,241 | — | 48 | 82 |
| rua da Palmeira | Active | €275,000 | €6,548 | 9.6% | 40 | 82 |
| rua de São Bento | Active | €400,000 | €7,018 | 3.1% | 60 | 82 |
| Penha de França · 023bce | Active | €345,000 | €4,929 | 31.9% | 30 | 83 |
| avenida Mouzinho de Albuquerque, 10 | Active | €279,000 | €3,244 | 55.2% | — | 83 |
| Median comp | €312,000 | €5,739 | 20.8% | 40 | 83 |
Long-term rental The property’s listing price of €210,000 exceeds its fair value by 30.1%, making it overpriced for long-term rental investments. While the 4.7% gross yield is decent for the area, the high initial cost significantly reduces potential returns over time. Short-term vacation rental The €210,000 price tag, 30.1% above fair value, puts this property in the overpriced category for short-term vacation rentals. Although the neighbourhood score of 82/100 suggests strong demand, the elevated purchase price compromises overall profitability. Buy-and-hold This 1-bed apartment priced at €210,000, which is 30.1% over the fair value, is not a suitable buy-and-hold investment. Despite the area's desirability, the inflated cost inhibits capital appreciation potential in the long run. Not ideal for: Value-add renovation Given its condition score of 44/100 and listing price of €210,000, this property is not a candidate for value-add renovation. The significant gap above fair value makes any renovation investment less compelling in terms of generating a profitable return.
Tenant turnover risk With a tenant stability score of only 70/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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