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 89 m² on the 1st floor, energy rating C. Located on avenida da Liberdade, Santo António parish, Lisbon municipality, Lisbon district. This apartment boasts 4-meter high ceilings and original stone walls, enhancing its historical charm while offering a spacious and airy living environment.
The valuation. The asking price of €1,050,000 sits €547,984 above the fair value, equating to 109.2% overvaluation. This property is clearly overpriced based on current market metrics.
Fair value modelled at €502,016 from 6 comparable sales in the area. Asking €1,050,000 sits €547,984 (109.2%) above — overpriced versus fair value.
Asking €1,050,000 versus the avenida da Liberdade area baseline of €469,974 (€5,281/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €469,974, adjusted for condition and micro-location, gives a modelled fair value of €502,016 (€5,641/m²), a €547,984 (109.2%) gap versus the €1,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Liberdade | Subject | €1,050,000 | €11,798 | — | 75 | 83 |
| rua Lopes | Active | €475,000 | €4,750 | 59.7% | 76 | 87 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 51.0% | 82 | 78 |
| calçada do Tijolo, 58 | Active | €430,000 | €6,418 | 45.6% | 78 | 83 |
| rua de Campolide, 378 | Active | €660,000 | €5,500 | 53.4% | 78 | 78 |
| Median comp | €452,500 | €5,641 | 52.2% | 78 | 81 |
Long-term rental The current asking price of €1,050,000 is significantly above the fair value of €502,016, resulting in a 109.2% premium that makes this investment unattractive for long-term rental. With a gross yield of only 2.5% and the property being overpriced, it is unlikely to generate sufficient returns to justify the investment. Short-term vacation rental Listing this property at €1,050,000, which exceeds the fair value by 109.2%, raises concerns regarding its viability in the competitive short-term rental market. Given the low gross yield of 2.5%, even in a desirable location like Santo António, the investment does not present a favorable opportunity. Buy-and-hold With a purchase price of €1,050,000, compared to a fair value of €502,016, this property is overvalued by 109.2%, making it a risky choice for a buy-and-hold strategy. The modest yield of 2.5% further indicates that the potential for capital appreciation does not offset the high initial investment. Not ideal for student housing The property’s high price of €1,050,000 relative to its fair value suggests it is not well-suited for a student housing strategy, despite its central location. Student housing typically demands more competitive pricing to attract tenants, making this investment less favorable.
Tenant turnover risk Tenants in this property may be more likely to change due to a tenant stability score of 80/100, indicating potential vacancy periods that could affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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