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 43 m², energy rating D. Located on rua da Adiça, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment, formerly an old bakery, boasts impressive three-meter-high ceilings that enhance its spaciousness and maintain historical charm in a contemporary setting.
The valuation. The asking price of €280,000 is very close to the fair value of €277,555, placing it just €2,445 (0.9%) above the fair market value. This property is fairly priced according to current market standards.
Fair value modelled at €277,555 from 6 comparable sales in the area. Asking €280,000 sits €2,445 (0.9%) above — overpriced versus fair value.
Asking €280,000 versus the rua da Adiça area baseline of €264,375 (€6,148/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €264,375, adjusted for condition and micro-location, gives a modelled fair value of €277,555 (€6,455/m²), a €2,445 (0.9%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Adiça | Subject | €280,000 | €6,512 | — | 75 | 85 |
| rua Luís Derouet, 18 | Active | €365,000 | €7,604 | 16.8% | 75 | 83 |
| rua do Paraíso | Active | €390,000 | €6,094 | 6.4% | 80 | 80 |
| rua da Mouraria, 50 | Active | €215,000 | €5,972 | 8.3% | 72 | 83 |
| travessa da Espera, 38 | Active | €245,000 | €8,167 | 25.4% | 72 | 85 |
| Median comp | €305,000 | €6,849 | 5.2% | 74 | 83 |
Long-term rental The apartment in Santa Maria Maior presents a fair investment opportunity with a gross yield of 4.3%, which aligns closely with its fair value of €277,555. Its strong neighborhood rating of 85/100 ensures a steady demand for long-term tenants, though the property is not a bargain relative to market price. Short-term vacation rental Given its central location and favorable condition rating of 78/100, this property holds potential for short-term vacation rentals, but must be carefully evaluated against the marginal 0.9% gap to fair value. The vibrant neighborhood of Santa Maria Maior offers attractive amenities that can enhance appeal to tourists, albeit maintaining pricing discipline is crucial. Buy-and-hold Investing in this property as a buy-and-hold strategy is sensible, with its property value closely aligned to that of the market, suggesting limited room for appreciation at present. Nevertheless, the combination of a decent yield and favorable tenant quality in the neighborhood offsets the lack of a significant bargain position, making it a reasonable consideration for investors interested in the Lisbon market.
Potential Tenant Turnover The tenant stability score of 80/100 indicates a reasonable risk of turnover, meaning up to 20% of tenants may change, potentially impacting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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