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 62 m² on the 3rd floor, energy rating D. Located on rua Eça de Queiroz, 11, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a private balcony overlooking the historic streets of Santo António, enhancing the spacious layout with outdoor living potential in a prime Lisbon location.**
The valuation. The asking price of €645,000 is significantly higher than the fair value of €380,174, indicating an overpricing of €264,826 (69.7%). This property should be approached cautiously due to its inflated price.
Fair value modelled at €380,174 from 6 comparable sales in the area. Asking €645,000 sits €264,826 (69.7%) above — overpriced versus fair value.
Asking €645,000 versus the rua Eça de Queiroz, 11 area baseline of €356,033 (€5,742/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €356,033, adjusted for condition and micro-location, gives a modelled fair value of €380,174 (€6,132/m²), a €264,826 (69.7%) gap versus the €645,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eça de Queiroz, 11 | Subject | €645,000 | €10,403 | — | 85 | 82 |
| Areeiro · 90da9a | Active | €525,000 | €8,607 | 17.3% | 82 | 83 |
| praceta do Alto Varejão, 6 | Active | €360,000 | €7,347 | 29.4% | 78 | 80 |
| rua Luís Pinto Moitinho | Active | €388,000 | €5,315 | 48.9% | 75 | 81 |
| avenida Almirante Reis | Active | €360,000 | €6,667 | 35.9% | 73 | 90 |
| Median comp | €374,000 | €7,007 | 32.6% | 77 | 82 |
Long-term rental The property in Santo António is currently overpriced with a fair value of €380,174, representing a gap of 69.7% from the asking price of €645,000. With a gross yield of only 2.6%, the investment does not promise strong returns over the long term due to its high entry price. Buy-and-hold Given its valuation, holding this property as a long-term asset is not advisable since it is priced significantly above its fair market value at €380,174. The potential appreciation would be minimal compared to the current inflated price, making it an unattractive option for the buy-and-hold strategy. Family rental Despite being located in a desirable neighborhood in Lisbon with a solid condition score of 83/100, the price of €645,000 is too high compared to its fair value of €380,174. With a gross yield of 2.6%, families may be hesitant to commit to renting at such inflated rates, limiting occupancy and income potential.
Tenant turnover risk High tenant turnover may occur due to the relatively lower tenant stability score of 70/100, which could lead to increased vacancy rates and associated costs.
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