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, 1-bathroom apartment of 121 m² on the 5th floor, energy rating C. Located on largo de In, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy features: This apartment offers a privileged view over the Tagus River and the iconic roofs of Lisbon's historic center, enhancing its aesthetic appeal and investment potential.
The valuation. The asking price of €1,190,000 is significantly above fair value, which sits at €688,431, representing a disparity of €501,569 (72.9%). This property is considered overpriced.
Fair value modelled at €688,431 from 6 comparable sales in the area. Asking €1,190,000 sits €501,569 (72.9%) above — overpriced versus fair value.
Asking €1,190,000 versus the largo de In area baseline of €652,388 (€5,392/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €652,388, adjusted for condition and micro-location, gives a modelled fair value of €688,431 (€5,690/m²), a €501,569 (72.9%) gap versus the €1,190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo de In | Subject | €1,190,000 | €9,835 | — | 74 | 79 |
| avenida D. Carlos | Active | €765,000 | €9,217 | 6.3% | 75 | 84 |
| avenida Marechal Francisco da Costa Gomes, 42 | Active | €420,000 | €5,250 | 46.6% | 74 | 77 |
| rua António Pereira Carrilho, 38 | Active | €415,000 | €4,882 | 50.4% | 72 | 82 |
| rua Lopes S / N | Active | €345,000 | €4,600 | 53.2% | 72 | 84 |
| Median comp | €417,500 | €5,066 | 48.5% | 73 | 83 |
Long-term rental The 2-bed apartment in Santa Maria Maior, with a gross yield of only 2.3%, does not justify the asking price of €1,190,000 when fair value is assessed at €688,431. This substantial gap of 72.9% renders it an unattractive option for long-term rental investment. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise due to its current market listing being 72.9% above fair value of €688,431, resulting in diminished potential returns. Consequently, while the neighborhood rates at 79/100, the overpriced nature of this apartment undermines its long-term appreciation prospects. Luxury market Positioned in a desirable locale, the listing price of €1,190,000 seems excessive against a fair valuation of €688,431, indicating that the property is overpriced for the luxury market. The apartment’s condition score of 77/100 does not compensate for the 72.9% discrepancy from fair value, making this investment unappealing for luxury buyers.
Tenant turnover risk The tenant stability score of 70/100 suggests a higher likelihood of tenant turnover, which can lead to increased vacancy rates and potential loss of rental income.
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