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's historic building has been fully renovated while preserving original architectural details, enhancing its unique character and charm in a modern living space.
The valuation. With an asking price of €645,000, this property is significantly above its fair value of €347,015, indicating an overvaluation of €297,985 (85.9%). Such a premium may deter potential investors seeking value. Buy-to-flip angle. A buy-to-flip strategy would be challenging due to its current overpricing, requiring a significant increase in value to achieve profitable resale. Given current market conditions, this approach may not yield favorable returns. Buy-to-let angle. The rental income strategy offers a gross yield of 2.6%, translating to an estimated €1,398/month. While rental demand exists, the low yield coupled with the overvalued asking price raises concerns about long-term profitability.
Fair value modelled at €347,015 from 5 comparable sales in the area. Asking €645,000 sits €297,985 (85.9%) above — overpriced versus fair value.
Asking €645,000 versus the rua Eça de Queiroz, 11 area baseline of €320,982 (€5,177/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €320,982, adjusted for condition and micro-location, gives a modelled fair value of €347,015 (€5,597/m²), a €297,985 (85.9%) 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 | — | 80 | 88 |
| 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 |
| rua da Escola de Medicina Veterinária, 7 | Active | €375,000 | €5,597 | 46.2% | 75 | 83 |
| Median comp | €381,500 | €6,472 | 37.8% | 77 | 82 |
Long-term rental The 1-bed apartment in Santo António is not an ideal investment for long-term rental given its significant 85.9% gap from the fair value of €347,015, indicating it is overpriced at €645,000. With a modest gross yield of 2.6%, investors may find the return on investment lacking when compared to market norms. Short-term vacation rental Although the apartment is located in a popular area for tourists and expats, its substantial overpricing at €645,000, compared to the fair value of €347,015, diminishes its attractiveness for short-term vacation rental investment. The 2.6% gross yield further suggests that potential earnings would not justify the high initial expenditure. Buy-and-hold Investing in this property as a buy-and-hold strategy appears ill-advised, as it is overpriced at €645,000 with a fair value of only €347,015, representing an 85.9% disparity. The low gross yield of 2.6% indicates that the property's potential for appreciation and cash flow is insufficient to warrant this premium purchase price.
Economic downturn risk A slight decrease in the economic stability score from 87 could result in lower demand for rental properties, impacting tenant retention and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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