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 124 m² on the 1st floor, energy rating D. Located on rua Rodrigo da Fonseca, 83, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers a cozy private patio and access to a communal rooftop terrace with panoramic views over the city, enhancing outdoor living experiences in an urban setting.
The valuation. The asking price of €845,000 sits significantly above the fair value of €710,056, representing an overage of €134,944 (19.0%). This suggests the property is overpriced in the current market.
Fair value modelled at €710,056 from 6 comparable sales in the area. Asking €845,000 sits €134,944 (19.0%) above — overpriced versus fair value.
Asking €845,000 versus the rua Rodrigo da Fonseca, 83 area baseline of €672,981 (€5,427/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €672,981, adjusted for condition and micro-location, gives a modelled fair value of €710,056 (€5,726/m²), a €134,944 (19.0%) gap versus the €845,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rodrigo da Fonseca, 83 | Subject | €845,000 | €6,815 | — | 74 | 83 |
| avenida João XXI | Active | €675,000 | €8,544 | 25.4% | 80 | 90 |
| Campolide · 25f870 | Active | €599,000 | €4,538 | 33.4% | 74 | 72 |
| Santa Maria Maior · 28bcdc | Active | €330,000 | €4,024 | 40.9% | 75 | 85 |
| rua de Campolide, 75 | Active | €449,000 | €6,324 | 7.2% | 74 | 88 |
| Median comp | €524,000 | €5,431 | 20.3% | 75 | 87 |
Long-term rental With a fair value of €710,056, the property is currently priced at €845,000, indicating a 19% premium that detracts from its potential yield of 3.2%. Given the condition rating of 77/100, the long-term rental strategy may face challenges in securing tenants willing to pay the premium. Buy-and-hold The property is assessed at €710,056 yet is listed for €845,000, a disparity of 19% that suggests a lack of upside for long-term growth. While the neighborhood boasts an 83/100 rating, the current pricing diminishes the likelihood of substantial appreciation over time. Family rental At a listing price of €845,000, which exceeds its fair value by 19%, this property may struggle to attract family renters seeking value for their investment. Although located in a desirable neighborhood with amenities and historical charm, the high price further complicates a family rental strategy. Not ideal for Considering short-term vacation rentals, student housing, or entry into the luxury market, the current valuation of €845,000 severely limits the attractiveness of these strategies. The property’s condition and pricing do not align with the expectations of those market segments.
Tenant turnover risk High tenant turnover could be a concern, given the tenant stability score of 75/100, indicating a potential for increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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