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 duplex of 52 m², built in 2018, energy rating D. Located on calçada da Rosa, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex boasts a spacious private terrace with a wooden pergola, offering breathtaking views of the Tagus River and Lisbon's iconic landmarks, ideal for outdoor entertaining or relaxation.
The valuation. The asking price of €450,000 is significantly above the fair value of €385,917, indicating an overpriced status of €64,083 (16.6%). This discrepancy suggests potential difficulties in achieving an attractive return on investment.
Fair value modelled at €385,917 from 6 comparable sales in the area. Asking €450,000 sits €64,083 (16.6%) above — overpriced versus fair value.
Asking €450,000 versus the calçada da Rosa area baseline of €367,608 (€7,069/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €367,608, adjusted for condition and micro-location, gives a modelled fair value of €385,917 (€7,421/m²), a €64,083 (16.6%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada da Rosa | Subject | €450,000 | €8,654 | — | 83 | 87 |
| rua Diário de Notícias, 54 | Active | €485,000 | €7,239 | 16.4% | 77 | 85 |
| São Vicente · 1f354c | Active | €730,000 | €7,604 | 12.1% | 77 | 85 |
| rua Alexandre Herculano, 41 | Active | €880,000 | €9,462 | 9.3% | 80 | 82 |
| rua das Beatas | Active | €550,000 | €5,500 | 36.4% | 75 | 86 |
| Median comp | €640,000 | €7,422 | 14.2% | 77 | 85 |
Long-term rental The current listing price of €450,000 exceeds the determined fair value of €385,917 by 16.6%, indicating the property is overpriced. With a gross yield of 3.3%, the investment may not provide sufficient returns compared to the high initial capital outlay. Luxury market At €450,000, this duplex is positioned at a premium over its fair value, placing it outside typical pricing for the luxury segment in central Lisbon. Despite its strong condition and desirable neighbourhood, the investment does not align with luxury market expectations given its current valuation. Buy-and-hold The property, priced at €450,000, surpasses the fair value by 16.6%, suggesting a lack of appreciation potential and thereby making it overpriced for a buy-and-hold strategy. Although the neighbourhood holds an 87/100 rating for amenities, the low gross yield of 3.3% further diminishes its attractiveness as a long-term investment.
Economic Fluctuation Risk: Despite a high economic stability score of 90/100, any sudden downturn could impact the overall demand leading to potential vacancy issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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