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 75 m² on the 2nd floor, built in 1950, energy rating D. Located on rua do Conde de Redondo, 92, Santo António parish, Lisbon municipality, Lisbon district. This apartment features an east-facing balcony overlooking a lush condominium garden, enhancing outdoor living space and natural beauty in a central Lisbon location.
The valuation. The asking price of €540,000 is €34,631 (6.9%) above the fair value of €505,369, indicating that while the property is priced above the assessed worth, it remains fairly valued within the competitive market. Buy-to-flip angle. A buy-to-flip strategy could involve enhancing the apartment's luxury appeal further to target high-end buyers, anticipating a quick resale for a profit that leverages the existing demand in the central Lisbon area. Buy-to-let angle. With an estimated rental income of €1,440 per month, the gross yield stands at 3.2%. This property can attract long-term tenants seeking quality housing in a desirable neighborhood, making it a solid buy-and-hold investment opportunity.
Fair value modelled at €505,369 from 6 comparable sales in the area. Asking €540,000 sits €34,631 (6.9%) above — overpriced versus fair value.
Asking €540,000 versus the rua do Conde de Redondo, 92 area baseline of €476,093 (€6,348/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €476,093, adjusted for condition and micro-location, gives a modelled fair value of €505,369 (€6,738/m²), a €34,631 (6.9%) gap versus the €540,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Conde de Redondo, 92 | Subject | €540,000 | €7,200 | — | 80 | 86 |
| travessa Piedade, 38 | Active | €750,000 | €7,282 | 1.1% | 80 | 83 |
| rua de São João da Praça, 126 | Active | €750,000 | €6,250 | 13.2% | 78 | 90 |
| São Vicente · 6c7a08 | Active | €420,000 | €5,600 | 22.2% | 76 | 79 |
| São Domingos de Benfica · f35dc4 | Active | €639,000 | €6,588 | 8.5% | 77 | 80 |
| Median comp | €694,500 | €6,419 | 10.8% | 78 | 82 |
Luxury market The 2-bed apartment in Santo António, listed at €540,000, operates within a competitive luxury market that is considerably influenced by the high demand in central Lisbon. With a fair value of €505,369, this property reflects a slight premium of 6.9%, suggesting its current price is in line with luxury market trends. Long-term rental With a gross yield of 3.2% and solid condition ratings of 83/100, this property is positioned reasonably well for long-term rental investments. Given the high tenant quality in the neighborhood, it can attract stable renters but the pricing indicates a neutral market condition rather than an opportunity for significant gains. Buy-and-hold This apartment in Santo António, while fairly priced, benefits from its central location close to cultural landmarks, which supports a steady appreciation potential over time. However, the slight premium over fair value highlights that while it is a reasonable buy-and-hold decision, it does not present a remarkable upside based on current market conditions.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and potential loss of 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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