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 143 m² on the 2nd floor. Located Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This luxurious apartment benefits from direct access to expansive green spaces and waterfront paths, ideal for outdoor activities and leisure within a secure, architect-designed environment.
The valuation. The asking price of €1,125,000 exceeds the fair value of €1,042,199 by €82,801 (7.9%), placing it in a fair valuation category. The property’s premium features justify this position within the market.
Fair value modelled at €1,042,199 from 6 comparable sales in the area. Asking €1,125,000 sits €82,801 (7.9%) above — overpriced versus fair value.
Asking €1,125,000 versus the Santa Maria Maior, Lisbon, Lisbon area baseline of €984,263 (€6,883/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €984,263, adjusted for condition and micro-location, gives a modelled fair value of €1,042,199 (€7,288/m²), a €82,801 (7.9%) gap versus the €1,125,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria Maior · 162529 | Subject | €1,125,000 | €7,867 | — | 80 | 81 |
| rua Carlos Testa S / N | Active | €1,500,000 | €10,000 | 27.1% | 83 | 81 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 2.4% | 78 | 82 |
| Arroios · 3df28e | Active | €599,900 | €6,521 | 17.1% | 77 | 86 |
| Estrela · 4a4415 | Active | €2,380,000 | €12,332 | 56.7% | 88 | 80 |
| Median comp | €1,475,000 | €9,028 | 14.8% | 81 | 82 |
Long-term rental The property presents a gross yield of 2.9%, which aligns with market expectations for long-term rentals in the area. Given the property's condition score of 86/100 and the neighborhood rating of 81/100, it is suitable for stable tenant occupancy despite the fair valuation. Short-term vacation rental While the property has appeal for short-term vacation rentals due to its prime location in Santa Maria Maior, the yield of 2.9% suggests that potential returns may be limited compared to the investment. The gap from fair value at 7.9% indicates that while the asset is fairly priced, it may not provide a competitive advantage in the crowded short-term rental market. Buy-and-hold Owning this property as a buy-and-hold investment could yield modest returns, given the fair valuation and a low yield of 2.9%. With a well-rated neighborhood and good condition, it offers reasonable long-term appreciation potential, though it may not be the best choice for aggressive growth investors. Not ideal for student housing Given the current valuation and rental yield, the property is not well-suited for the student housing market. The appealing condition and neighborhood scores may attract other demographics better aligned with the traditional long-term rental market.
Tenant turnover risk With a tenant stability score of 65/100, there is a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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