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 65 m² on the 4th floor, energy rating F. Located on rua São Tomé, 52, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers breathtaking unobstructed views of Alfama and the Tagus River, enhancing its appeal in one of Lisbon's most historic districts, combined with reserved parking for residents.
The valuation. The asking price of €370,000 sits significantly above the fair value of €310,926, resulting in a discrepancy of €59,074 (19.0%). This property is considered overpriced and may deter some potential buyers.
Fair value modelled at €310,926 from 6 comparable sales in the area. Asking €370,000 sits €59,074 (19.0%) above — overpriced versus fair value.
Asking €370,000 versus the rua São Tomé, 52 area baseline of €301,694 (€4,641/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €301,694, adjusted for condition and micro-location, gives a modelled fair value of €310,926 (€4,783/m²), a €59,074 (19.0%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Tomé, 52 | Subject | €370,000 | €5,692 | — | 60 | 81 |
| estrada de Chelas | Active | €240,000 | €4,286 | 24.7% | 65 | 81 |
| rua do Sol À Graça | Active | €338,000 | €5,281 | 7.2% | 60 | 83 |
| rua Marquês de Ponte de Lima | Active | €250,000 | €3,247 | 43.0% | 61 | 84 |
| São Vicente · dc1489 | Active | €254,900 | €6,373 | 11.9% | — | 81 |
| Median comp | €252,450 | €4,784 | 16.0% | 61 | 82 |
Long-term rental The property’s current listing price of €370,000 reflects a 19.0% gap compared to the fair value of €310,926, indicating it is overpriced for long-term rental purposes. With a gross yield of just 4.3% and a condition score of 62/100, the investment may not provide the expected returns within a robust rental market. Short-term vacation rental Given the €370,000 price point relative to a fair value of €310,926, this 1-bed apartment is considered overpriced for short-term vacation rental strategies. The neighborhood’s high score of 81/100 suggests demand, but the pricing impacts potential profitability significantly. Buy-and-hold At a listing price of €370,000, which shows a 19.0% difference from its fair value of €310,926, the buy-and-hold strategy may not prove advantageous given that the property is overpriced. The long-term appreciation potential in a strong central Lisbon market is overshadowed by current inflated pricing and moderate condition ratings.
Tenant turnover risk The tenant stability score of 70 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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