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 apartment of 141 m² on the 3rd floor, energy rating C. Located on praça do Príncipe Real, Santo António parish, Lisbon municipality, Lisbon district. This apartment features a modern kitchen island that enhances both functionality and social interaction, complemented by a pleasant balcony offering unobstructed city views.
The valuation. The asking price of €930,000 is slightly below the fair value of €933,312, with a minor difference of €3,312 (0.4%). This verdict confirms that the property is priced fairly within the current market. Buy-to-flip angle. With a strategic renovation plan, investors could enhance the apartment's appeal, targeting resale at a premium price in a thriving market. The modern finishes and favorable location position it well for quick turnover. Buy-to-let angle. This property can generate an estimated rental income of €2,558 per month, yielding a gross yield of 3.3%. The appealing amenities and central location in Lisbon make it suitable for long-term tenants seeking quality housing.
Fair value modelled at €933,312 from 6 comparable sales in the area. Asking €930,000 sits €3,312 (0.4%) below — the upside to fair value.
Asking €930,000 versus the praça do Príncipe Real area baseline of €884,164 (€6,271/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €884,164, adjusted for condition and micro-location, gives a modelled fair value of €933,312 (€6,619/m²), a €3,312 (0.4%) gap versus the €930,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Príncipe Real | Subject | €930,000 | €6,596 | — | 78 | 84 |
| avenida Infante Santo, 56 | Active | €695,000 | €6,318 | 4.2% | 80 | 79 |
| calçada Bento Rocha Cabral | Active | €850,000 | €6,538 | 0.9% | 79 | 86 |
| rua Visconde Seabra | Active | €799,000 | €6,771 | 2.7% | 76 | 78 |
| rua Bernardo Lima, 22 | Active | €670,000 | €6,700 | 1.6% | 85 | 94 |
| Median comp | €747,000 | €6,619 | 0.4% | 80 | 83 |
Long-term rental The property offers a competitive gross yield of 3.3% in the high-demand central Lisbon market, making it a reasonable option for long-term rental investments. Its good condition and strong tenant quality, scored at 80 and 84 respectively, support stable occupancy rates, aligning with the fair valuation. Short-term vacation rental Despite the property being well-located within a vibrant neighborhood, the slightly high price compared to the fair value suggests a less appealing entry for short-term vacation rental strategies. The gross yield of 3.3% does not compensate for the premium listing price, leading to potential challenges in achieving desired cash flows. Buy-and-hold The 3-bed apartment in Santo António holds a fair market value at €930,000, with its 3.3% gross yield indicating potential for moderate returns over time. However, its valuation closely aligns with fair value, leaving limited room for exceptional capital appreciation as a buy-and-hold asset in the current market context.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential for higher vacancy rates and associated costs if tenants frequently change, impacting overall cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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