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 67 m² on the 4th floor, energy rating D. Located on rua da Prata, 291, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy features: The apartment retains the iconic exposed Gaiola Pombalina structure in the living room and main bedroom, enhancing its historical charm while benefiting from excellent natural light.
The valuation. The asking price of €475,000 is €65,133 (15.9%) above the fair value of €409,867, indicating that the property is overpriced. The market’s heightened demand does not justify this premium.
Fair value modelled at €409,867 from 6 comparable sales in the area. Asking €475,000 sits €65,133 (15.9%) above — overpriced versus fair value.
Asking €475,000 versus the rua da Prata, 291 area baseline of €389,567 (€5,814/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €389,567, adjusted for condition and micro-location, gives a modelled fair value of €409,867 (€6,117/m²), a €65,133 (15.9%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Prata, 291 | Subject | €475,000 | €7,090 | — | 74 | 88 |
| rua Pedro Dias | Active | €395,000 | €5,985 | 15.6% | 80 | 80 |
| Santa Maria Maior · 3df4a0 | Active | €450,000 | €6,250 | 11.8% | 76 | 80 |
| Beato · 3d9a20 | Active | €363,000 | €6,600 | 6.9% | 80 | 84 |
| rua das Janelas Verdes, 84 | Active | €495,000 | €5,964 | 15.9% | 75 | 81 |
| Median comp | €422,500 | €6,118 | 13.7% | 78 | 81 |
Long-term rental The property at €475,000 presents a gross yield of 3.6%, which is below the expected return for similarly priced properties in high-demand areas. Given its fair value of €409,867, it is clear that the property is overpriced, resulting in a less attractive long-term rental investment. Buy-and-hold Investing in this 2-bed apartment is not advisable, as its fair value of €409,867 indicates a significant markup at the current listing price of €475,000. This overpricing, combined with a modest yield of 3.6%, jeopardizes the potential for substantial capital appreciation over time. Short-term vacation rental Although Santa Maria Maior is a popular area for tourists, the high listing price of €475,000 compared to a fair value of €409,867 makes this property less compelling for short-term vacation rentals. The expected yield of 3.6% does not support the investment, as it trails what investors typically seek in thriving markets like Lisbon.
Economic Vulnerability With an economic stability score of 92/100, the region may still face unanticipated downturns that could impact rental income negatively in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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