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 153 m², energy rating B. Located on rua da Artilharia, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is part of a fully rehabilitated building that includes seismic reinforcement and comprehensive structural upgrades for enhanced safety and energy efficiency, preserving its architectural identity. Location: Situated on Rua da Artilharia I, it offers exclusive access to one of Lisbon's most cherished residential areas, surrounded by premium amenities and cultural landmarks.
The valuation. The asking price of €1,280,000 sits marginally above the fair value of €1,255,199, representing a difference of €24,801 or 2.0%. Verdict: fair. Buy-to-flip angle. A buy-to-flip strategy could generate substantial returns by capitalizing on the high-end finishes and desirable location for a quick resale, aiming for significant appreciation in a strong market. Buy-to-let angle. The estimated monthly rental income of €2,880 reflects a gross yield of 2.7%, making it a viable buy-to-let option given its location near central Lisbon and high demand for rental properties in the area.
Fair value modelled at €1,255,199 from 6 comparable sales in the area. Asking €1,280,000 sits €24,801 (2.0%) above — overpriced versus fair value.
Asking €1,280,000 versus the rua da Artilharia area baseline of €1,193,592 (€7,801/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,193,592, adjusted for condition and micro-location, gives a modelled fair value of €1,255,199 (€8,204/m²), a €24,801 (2.0%) gap versus the €1,280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Artilharia | Subject | €1,280,000 | €8,366 | — | 80 | 89 |
| Arroios · 15e205 | Active | €960,000 | €7,111 | 15.0% | 84 | 90 |
| Santo António · 4201df | Active | €1,700,000 | €7,727 | 7.6% | 78 | 85 |
| largo de Camoes | Active | €1,250,000 | €8,681 | 3.8% | 74 | 89 |
| travessa da Cruz da Rocha, 6 | Active | €4,500,000 | €22,727 | 171.7% | 90 | 77 |
| Median comp | €1,475,000 | €8,204 | 1.9% | 81 | 87 |
Long-term rental This property offers a gross yield of 2.7%, which aligns with the current market conditions in Santo António. Given its proximity to central Lisbon and high tenant quality, it can support stable long-term rental income, although the yield may not be compelling for all investors. Buy-and-hold With a fair value of €1,255,199, the property's price of €1,280,000 indicates a mere 2.0% gap, suggesting it is accurately priced for the current market. The strong amenities and popular neighborhood in Lisbon provide a solid foundation for potential appreciation over time. Luxury market This 3-bedroom apartment in a well-rated neighborhood is suited for buyers seeking upscale living in Lisbon. The condition score of 84/100 reinforces its desirability within the luxury market, despite the property being priced at an approximate fair value. Not ideal for: Student housing The 2.7% yield coupled with high-quality amenities makes this property less suitable for student housing, which typically requires higher yields to justify the investment. Moreover, its location and size appeal more to families or professionals rather than the student demographic.
Economic exposure With an economic stability score of 90/100, the property may attract high demand, but the tenant stability score of 85/100 suggests that there is still a notable risk of fluctuating occupancy rates affecting 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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