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.
3-bedroom, 2-bathroom apartment of 120 m² on the 2nd floor, energy rating C. Located on rua dos Douradores, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts decorative ceilings that reflect its historical charm, along with fully equipped amenities and air conditioning throughout for modern comfort.
The valuation. The asking price of €1,199,000 is significantly above fair value, which is assessed at €767,840. This represents a disparity of €431,160 (56.2%), indicating that the property is overpriced.
Fair value modelled at €767,840 from 5 comparable sales in the area. Asking €1,199,000 sits €431,160 (56.2%) above — overpriced versus fair value.
Asking €1,199,000 versus the rua dos Douradores area baseline of €719,755 (€5,998/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €719,755, adjusted for condition and micro-location, gives a modelled fair value of €767,840 (€6,399/m²), a €431,160 (56.2%) gap versus the €1,199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Douradores | Subject | €1,199,000 | €9,992 | — | 82 | 80 |
| calçada Bento Rocha Cabral | Active | €850,000 | €6,538 | 34.6% | 79 | 86 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 42.3% | 80 | 85 |
| rua Angelina Vidal? Penha de Françawe | Active | €479,900 | €6,399 | 36.0% | 78 | 85 |
| praça do Príncipe Real | Active | €930,000 | €6,596 | 34.0% | 78 | 84 |
| Median comp | €849,000 | €6,469 | 35.3% | 79 | 85 |
Long-term rental The current listing price of €1,199,000 presents a significant disparity with the fair value of €767,840, indicating that the property is overpriced by 56.2%. With a gross yield of only 2%, the investment potential for long-term rental income appears limited and less appealing. Buy-and-hold Given the property’s fair value being substantially lower than its asking price, it is assessed as overpriced at €1,199,000. The projected return on investment for a buy-and-hold strategy is hampered by its low yield of 2%, which does not justify the significant premium above fair value. Luxury market The €1,199,000 price tag positions this apartment in the luxury market; however, it is overpriced when compared to its fair value of €767,840. Potential high-end buyers may be deterred due to the limited yield of 2%, complicating the property’s desirability in a competitive luxury sector.
Moderate Tenant Instability With a tenant stability score of 70/100, there is a risk of potential turnover and vacancy periods that could impact cash flow stability.
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