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.
5-bedroom, 7-bathroom apartment of 235 m², built in 1975. Located on rua Castilho, 75, 7º, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a large private terrace with views of the city, providing an ideal outdoor space for relaxation and entertaining. Condition Notes: Updated appliances and smart home technology enhance convenience.
The valuation. The asking price of €2,300,000 is well above the estimated fair value of €1,953,779, showing a difference of €346,221 (17.7%). This highlights that the property is overpriced. Buy-to-flip angle. Given its current condition and high-quality finishes, the strategy would involve minor cosmetic upgrades to enhance appeal, aiming for a quick resale to capture the luxury market's demand in Lisbon. Buy-to-let angle. With a gross yield of 2.2%, generating approximately €4,217 per month, the rental strategy focuses on securing long-term tenants willing to pay a premium for a luxury apartment in a desirable central location.
Fair value modelled at €1,953,779 from 6 comparable sales in the area. Asking €2,300,000 sits €346,221 (17.7%) above — overpriced versus fair value.
Asking €2,300,000 versus the rua Castilho, 75, 7º area baseline of €1,883,241 (€8,014/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 €1,883,241, adjusted for condition and micro-location, gives a modelled fair value of €1,953,779 (€8,314/m²), a €346,221 (17.7%) gap versus the €2,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Castilho, 75, 7º | Subject | €2,300,000 | €9,787 | — | 72 | 81 |
| avenida da Liberdade, 238 | Active | €10,000,000 | €20,080 | 105.2% | 80 | 88 |
| Santo António · 49b6b9 | Active | €1,800,000 | €6,040 | 38.3% | 88 | 84 |
| rua de São Bento | Active | €3,480,000 | €15,467 | 58.0% | 83 | 83 |
| avenida Infante Santo | Active | €1,250,000 | €6,510 | 33.5% | 76 | 80 |
| Median comp | €2,640,000 | €10,989 | 12.3% | 82 | 84 |
Long-term rental Despite the strong demand for housing in central Lisbon, this property is priced 17.7% above its fair value, reducing potential profitability for long-term rental strategies. At a gross yield of 2.2%, the financial return does not justify the entry cost in a market that benefits from economic stability and quality tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy is not recommended, as its current price reflects a 17.7% premium over the fair value. The diminishing returns indicated by a gross yield of only 2.2% will likely hinder long-term capital appreciation. Luxury market Entering the luxury market with this apartment is a cautious move since it is being offered at a price that exceeds its fair value by 17.7%. While the condition and neighborhood ratings are solid, they do not offset the challenges posed by the overpricing in capturing high-end buyers effectively.
Tenant turnover risk With a tenant stability score of 70/100, there's a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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