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 65 m², energy rating D. Located on praça da Alegria, 48, Santo António parish, Lisbon municipality, Lisbon district. Features: The apartment boasts a unique pigeon loft, enhancing its character, while retaining solid wood shutters that add to its charm and energy efficiency.
The valuation. The asking price of €620,000 is significantly above the fair value of €432,841, representing an excess of €187,159 or 43.2%. This property is overpriced, making it a less attractive investment opportunity.
Fair value modelled at €432,841 from 6 comparable sales in the area. Asking €620,000 sits €187,159 (43.2%) above — overpriced versus fair value.
Asking €620,000 versus the praça da Alegria, 48 area baseline of €413,922 (€6,368/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is below the parish average, reducing 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 €413,922, adjusted for condition and micro-location, gives a modelled fair value of €432,841 (€6,659/m²), a €187,159 (43.2%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da Alegria, 48 | Subject | €620,000 | €9,538 | — | 78 | 89 |
| Estrela · 6d55d7 | Active | €765,000 | €6,955 | 27.1% | 74 | 84 |
| Santa Maria Maior · 96c721 | Active | €1,150,000 | €9,426 | 1.2% | 72 | 82 |
| Misericórdia · 49b8e7 | Active | €625,000 | €7,102 | 25.5% | 80 | 84 |
| travessa do Raposo, 5A | Active | €399,000 | €5,700 | 40.2% | 70 | 81 |
| Median comp | €695,000 | €7,029 | 26.3% | 73 | 83 |
Long-term rental The 2-bed apartment in Santo António is overpriced at €620,000, which is 43.2% above its fair value of €432,841. With a gross yield of only 2.8%, this investment does not promise sufficient returns in the long-term rental market. Short-term vacation rental Despite its appeal in a desirable neighborhood, the property is overpriced at €620,000, significantly exceeding the fair value of €432,841. The current yield of 2.8% suggests that potential short-term rental income may not adequately cover the initial investment costs. Luxury market Given the pricing at €620,000, the property is not positioned competitively within the luxury market, as it is 43.2% over its fair value of €432,841. The yield of 2.8% indicates that investors may struggle to justify a high purchase price in an already competitive segment. Not ideal for student housing This property, at an asking price of €620,000, is overpriced and does not align with the financial expectations of student housing investments. As a result, potential returns in this sector would likely fall short against the excessive initial cost.
Tenant turnover risk High tenant stability score of 85/100 indicates a generally secure rental environment, yet tenant turnover could still occur, potentially leading to vacancy periods that affect cash flow.
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