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.
3-bedroom, 3-bathroom apartment of 211 m² on the 1st floor, energy rating D. Located on praça das Flores, Santo António parish, Lisbon municipality, Lisbon district. This apartment features ornate stucco ceilings and stained glass details, creating a unique blend of contemporary and historical charm that enhances its luxurious ambiance.
The valuation. The asking price of €2,100,000 is significantly higher than the fair value of €1,703,170, representing an overpriced situation of €396,830 (23.3%). This discrepancy indicates that the property is not a sound investment at this asking price.
Fair value modelled at €1,703,170 from 6 comparable sales in the area. Asking €2,100,000 sits €396,830 (23.3%) above — overpriced versus fair value.
Asking €2,100,000 versus the praça das Flores area baseline of €1,613,639 (€7,648/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €1,613,639, adjusted for condition and micro-location, gives a modelled fair value of €1,703,170 (€8,072/m²), a €396,830 (23.3%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €2,100,000 | €9,953 | — | 82 | 81 |
| avenida da República | Active | €1,600,000 | €6,107 | 38.6% | 78 | 82 |
| São Vicente · 938905 | Active | €625,000 | €8,333 | 16.3% | 82 | 83 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 19.1% | 78 | 82 |
| avenida João Crisóstomo, 44 | Active | €1,100,000 | €8,088 | 18.7% | 85 | 85 |
| Median comp | €1,275,000 | €8,072 | 18.9% | 80 | 83 |
Long-term rental The property is priced at €2,100,000, which is 23.3% above its fair value of €1,703,170, leading to limited potential for positive cash flow in the long-term rental market. With a gross yield of only 2.4%, this investment may struggle to attract long-term tenants, especially in relation to its pricing. Buy-and-hold Given that the property is valued at €2,100,000 while fair value stands at €1,703,170, it is priced at a 23.3% premium, which raises the risk of stagnated appreciation. The moderate 2.4% yield indicates that this buy-and-hold strategy may not provide the expected returns over time due to the elevated acquisition cost. Family rental At €2,100,000, the 23.3% gap from the fair value suggests that this family rental investment is overpriced, which may deter potential tenants seeking budget-friendly options. The characteristics of the property may align with family needs, but the high price tag could limit rental demand in a competitive market.
Tenant turnover risk Tenant stability is at 75/100, indicating a moderate risk of tenant turnover that could lead to increased vacancy rates and potential loss of rental income.
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