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, 3-bathroom apartment of 179 m², built in 2007, energy rating C. Located on rua Garrett, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This property uniquely combines historic charm with contemporary design, featuring a fully rehabilitated façade that seamlessly blends traditional Portuguese architecture with modern luxury.
The valuation. The asking price of €1,945,000 is significantly higher than the fair value of €1,394,717, indicating an excess of €550,283, or 39.5%. Verdict: overpriced. Buy-to-flip angle. A quick resale strategy could be executed to target investors or home buyers seeking luxury properties, but the current pricing limits potential profit margins. Buy-to-let angle. With an estimated rental income of €2,918 per month, this property offers a gross yield of 1.8%, making it suitable for long-term rental strategies, particularly in a desirable area of Lisbon.
Fair value modelled at €1,394,717 from 6 comparable sales in the area. Asking €1,945,000 sits €550,283 (39.5%) above — overpriced versus fair value.
Asking €1,945,000 versus the rua Garrett area baseline of €1,332,237 (€7,443/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 €1,332,237, adjusted for condition and micro-location, gives a modelled fair value of €1,394,717 (€7,792/m²), a €550,283 (39.5%) gap versus the €1,945,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Garrett | Subject | €1,945,000 | €10,866 | — | 78 | 83 |
| rua de Santa Engrácia, 3 | Active | €550,000 | €2,778 | 74.4% | 74 | 81 |
| Campo de Ourique · 96c1b0 | Active | €1,820,000 | €10,706 | 1.5% | 85 | 85 |
| alameda License | Active | €1,040,000 | €7,376 | 32.1% | 76 | 82 |
| rua Sampaio e Pina | Active | €850,000 | €8,333 | 23.3% | 81 | 81 |
| Median comp | €945,000 | €7,855 | 27.7% | 79 | 82 |
Long-term rental Despite the strong amenities and safety of the Santa Maria Maior area, the 39.5% gap between the listing price of €1,945,000 and the fair value of €1,394,717 indicates that this property is overpriced for long-term rental purposes. With a gross yield of just 1.8%, investors may find it challenging to cover costs adequately over time. Buy-and-hold The current listing price of €1,945,000 reflects a substantial premium compared to the fair value of €1,394,717, suggesting this buy-and-hold strategy is currently unappealing as the property is overpriced. Although the location benefits from a robust neighborhood rating of 83/100, the low yield of 1.8% may not justify the investment over the long term. Family rental While the 2-bed apartment is situated in a central area with strong amenities, its listing price of €1,945,000 surpassing the fair value of €1,394,717 makes it overpriced for family rental purposes. The low gross yield of 1.8% also implies that it may not provide an attractive return for families looking to settle in this neighborhood.
Tenant Turnover Risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and costs associated with re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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