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 112 m² on the 6th floor, energy rating D. Located on rua Rodrigues Sampaio, Santo António parish, Lisbon municipality, Lisbon district. Exclusive private rooftop offers stunning views of the city, enhancing the apartment's appeal for relaxation and social gatherings in a vibrant urban setting.
The valuation. The asking price of €1,200,000 sits €420,127 (53.9%) above the fair value of €779,873, indicating it is overpriced. This premium significantly impacts the investment's attractiveness in the current market.
Fair value modelled at €779,873 from 6 comparable sales in the area. Asking €1,200,000 sits €420,127 (53.9%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua Rodrigues Sampaio area baseline of €736,150 (€6,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €736,150, adjusted for condition and micro-location, gives a modelled fair value of €779,873 (€6,963/m²), a €420,127 (53.9%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rodrigues Sampaio | Subject | €1,200,000 | €10,714 | — | 80 | 82 |
| rua Alexandre Herculano, 41 | Active | €880,000 | €9,462 | 11.7% | 80 | 82 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 35.0% | 78 | 81 |
| rua Oliveira Martins, 3 | Active | €550,000 | €6,962 | 35.0% | 79 | 85 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 54.5% | 80 | 78 |
| Median comp | €567,500 | €6,963 | 35.0% | 80 | 82 |
Long-term rental The property, with a listing price of €1,200,000, is considerably overpriced compared to a fair value of €779,873, which creates a substantial gap of 53.9%. Given the current gross yield of 2.2% and the urban residential character of the neighborhood, the investment does not align with the income expectations for long-term rentals. Short-term vacation rental At a list price of €1,200,000, the apartment is overpriced relative to fair market value, which stands at €779,873, indicating a 53.9% premium. With a gross yield of just 2.2%, potential short-term rental returns are insufficient to justify the high acquisition cost. Luxury market Despite the apartment's appealing location in central Lisbon, the listing price of €1,200,000 far exceeds its fair value of €779,873, reflecting a 53.9% overvaluation. The combination of a modest 2.2% gross yield and the overall condition rating of 83/100 suggests that the luxury market appeal is not enough to warrant the asking price under current economic conditions.
Tenant turnover risk A tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could impact rental income and occupancy rates.
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