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 76 m² on the 5th floor, built in 2005, energy rating B. Located on avenida Sérgio Vieira de Mello, 23, Santa Clara parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a parking space and storage room, along with 24-hour concierge services and security, enhancing convenience and peace of mind for residents.
The valuation. The asking price of €385,000 exceeds the fair value of €340,394 by €44,606 (13.1%), indicating that the property is overpriced. Investors should approach this listing with caution due to the valuation disparity.
Fair value modelled at €340,394 from 6 comparable sales in the area. Asking €385,000 sits €44,606 (13.1%) above — overpriced versus fair value.
Asking €385,000 versus the avenida Sérgio Vieira de Mello, 23 area baseline of €311,220 (€4,095/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €311,220, adjusted for condition and micro-location, gives a modelled fair value of €340,394 (€4,479/m²), a €44,606 (13.1%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Sérgio Vieira de Mello, 23 | Subject | €385,000 | €5,066 | — | 70 | 80 |
| avenida Sérgio Vieira de Mello, 23 | Active | €318,000 | €4,479 | 11.6% | 70 | 78 |
| avenida Sérgio Vieira de Mello, 23 | Active | €318,000 | €4,479 | 11.6% | 70 | 78 |
| rua Ilha da Madeira, 25 | Active | €262,500 | €5,966 | 17.8% | 70 | 72 |
| urbanização Varandas do Golf | Active | €450,000 | €6,000 | 18.4% | 80 | 68 |
| Median comp | €318,000 | €5,223 | 3.1% | 70 | 75 |
Long-term rental Given the gross yield of 3.3% for this 1-bed apartment in Santa Clara, the investment does not provide a compelling return relative to the local fair value of €340,394. The property is overpriced by 13.1%, indicating that potential long-term rental income may not justify the initial investment outlay. Family rental While the Santa Clara neighborhood boasts an 80/100 rating and appealing residential characteristics, the apartment's price exceeding fair value makes it less attractive for family tenants seeking value for their housing needs. The positioning as a family rental suffers due to the high entry cost, despite decent tenant quality expectations. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears unwise due to the existing price gap of 13.1%, signaling an inflated investment risk. The combination of a moderate gross yield and an expensive acquisition cost raises concerns about the long-term profitability of holding such a property in the current market. Not ideal for: Short-term vacation rental, Student housing
Potential Economic Downturn: With an economic stability score of 80/100, there is still a risk of future economic fluctuations potentially affecting tenant stability rated at 75/100, which could lead to increased vacancy rates or 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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