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 apartment of 93 m² on the 6th floor, built in 2020. Located on rua Alexandre Herculano, 41, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment boasts an inviting private terrace that offers stunning views of the Lisbon skyline, enhancing its appeal as a chic urban retreat.
The valuation. The asking price of €880,000 is significantly above fair value, which sits at €647,573; this results in a premium of €232,427, or 35.9%. Given this gap, the property is deemed overpriced.
Fair value modelled at €647,573 from 6 comparable sales in the area. Asking €880,000 sits €232,427 (35.9%) above — overpriced versus fair value.
Asking €880,000 versus the rua Alexandre Herculano, 41 area baseline of €612,232 (€6,583/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €612,232, adjusted for condition and micro-location, gives a modelled fair value of €647,573 (€6,963/m²), a €232,427 (35.9%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alexandre Herculano, 41 | Subject | €880,000 | €9,462 | — | 80 | 82 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 26.4% | 78 | 81 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 48.4% | 80 | 78 |
| rua Oliveira Martins, 3 | Active | €550,000 | €6,962 | 26.4% | 79 | 85 |
| rua Diário de Notícias, 54 | Active | €485,000 | €7,239 | 23.5% | 77 | 85 |
| Median comp | €517,500 | €6,963 | 26.4% | 79 | 83 |
Long-term rental The property's asking price of €880,000 exceeds the fair value of €647,573 by 35.9%, marking it as overpriced in the long-term rental market. With a gross yield of only 2.6%, this investment may struggle to deliver satisfactory returns considering the elevated purchase price. Short-term vacation rental At a listing price of €880,000, which is over 35% higher than its fair value, this property is overpriced for short-term vacation rental opportunities. The current yield of 2.6% coupled with the high acquisition cost suggests a challenging path to profitability in this segment. Luxury market While located in a desirable area of Lisbon, this 2-bed apartment priced at €880,000 is overpriced relative to its fair value of €647,573 by 35.9%. Despite a condition rating of 82/100, the elevated price point limits its attractiveness in the competitive luxury market. Not ideal for student housing The price of €880,000 positions this apartment as overpriced, thus making it an unappealing investment for student housing. The relatively low yield of 2.6% further diminishes its viability for a market that typically benefits from more affordable options.
Tenant turnover risk High tenant turnover may result from the tenant stability score of 60/100, which could lead to increased vacancy periods and potential loss of rental income.
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