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, 2-bathroom duplex of 111 m², energy rating B. Located on praça da Alegria, Santo António parish, Lisbon municipality, Lisbon district. Unique Feature: This duplex is notable for its private terrace that offers stunning views of the Castle, enhancing outdoor living and leisure while maintaining a central urban lifestyle.
The valuation. The asking price of €980,000 is significantly above the fair value of €769,010, leaving a discrepancy of €210,990 (27.4%). Verdict: overpriced.
Fair value modelled at €769,010 from 6 comparable sales in the area. Asking €980,000 sits €210,990 (27.4%) above — overpriced versus fair value.
Asking €980,000 versus the praça da Alegria area baseline of €731,882 (€6,594/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €731,882, adjusted for condition and micro-location, gives a modelled fair value of €769,010 (€6,928/m²), a €210,990 (27.4%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da Alegria | Subject | €980,000 | €8,829 | — | 75 | 84 |
| São Vicente · 024223 | Active | €360,000 | €5,000 | 43.4% | 75 | 86 |
| Misericórdia · 28ba63 | Active | €900,000 | €10,000 | 13.3% | 85 | 79 |
| largo do Calvário | Active | €730,000 | €6,759 | 23.4% | 80 | 82 |
| largo do Calvário | Active | €710,000 | €8,765 | 0.7% | 85 | 80 |
| Median comp | €720,000 | €7,762 | 12.1% | 83 | 81 |
Long-term rental Given the gross yield of 2.7% and the listing price of €980,000, this property is not optimized for a long-term rental strategy due to its overpriced nature. With a fair value of €769,010, the gap of 27.4% indicates that potential rental income may not justify the initial investment. Short-term vacation rental While the property is located in a desirable area of Santo António, the high listing price of €980,000 combined with the low yield of 2.7% makes it an unattractive option for short-term vacation rental. The significant gap from fair value suggests that the anticipated returns will be insufficient to cover the premium paid. Buy-and-hold Investing in this duplex as a buy-and-hold strategy is questionable given that it is overpriced at €980,000, significantly above the fair value of €769,010. The expectation of property appreciation does not compensate for the 27.4% gap, which limits the potential long-term benefits of this investment.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of increased vacancy rates and associated turnover costs that could impact overall profitability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
