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, 1-bathroom apartment of 46 m² on the 1st floor, built in 1987. Located on rua dos Remédios, 45, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features original architectural elements typical of Alfama, providing a unique charm and historical significance to the living space.
The valuation. The asking price of €269,000 is significantly above the fair value of €226,440, resulting in an overpriced assessment of €42,560 (18.8%). This discrepancy suggests a lack of value relative to market standards.
Fair value modelled at €226,440 from 6 comparable sales in the area. Asking €269,000 sits €42,560 (18.8%) above — overpriced versus fair value.
Asking €269,000 versus the rua dos Remédios, 45 area baseline of €226,067 (€4,914/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 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 €226,067, adjusted for condition and micro-location, gives a modelled fair value of €226,440 (€4,923/m²), a €42,560 (18.8%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Remédios, 45 | Subject | €269,000 | €5,848 | — | 45 | 71 |
| alameda Fresco | Active | €585,000 | €6,882 | 17.7% | 52 | 83 |
| São Vicente · 82c702 | Active | €290,000 | €4,677 | 20.0% | 50 | 92 |
| rua Barão Sabrosa | Active | €340,000 | €5,763 | 1.5% | 42 | 83 |
| Penha de França · 49b971 | Active | €295,000 | €4,917 | 15.9% | 60 | 83 |
| Median comp | €317,500 | €5,340 | 8.7% | 51 | 83 |
Long-term rental The property is overpriced at €269,000, significantly surpassing the fair value of €226,440 by 18.8%, which raises concerns about potential returns. With a gross yield of 5.1% and a modest neighborhood rating of 71/100, it may struggle to attract reliable long-term tenants. Buy-and-hold Investing in this property at the current listing price is questionable due to its 18.8% premium over fair value, indicating a less favorable growth potential. The condition score of 49/100 suggests that future maintenance costs could further erode profitability in a buy-and-hold strategy. Family rental While this property is situated in a neighborhood with decent amenities, its price of €269,000 exceeds the fair value, making it less attractive for family rentals. The 5.1% gross yield does not compensate for the 18.8% gap from fair value, which may deter potential family tenants looking for value. Short-term vacation rental This property is not suitable for short-term vacation rentals, primarily due to its overpriced listing of €269,000 compared to a fair value of €226,440. The existing condition and modest yield do not align with the expectations for a successful short-term rental venture. Luxury market Given its current valuation of €269,000, which is 18.8% higher than its fair value, this property does not meet the luxury market’s price expectations. With a neighborhood score of 71/100, it lacks the characteristics desirable for high-end buyers and investments.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs.
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