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.
1-bedroom, 1-bathroom apartment of 50 m² on the 2nd floor, built in 2024, energy rating B. Located on praça da Alegria, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts expansive windows that flood the living area with natural light, enhancing the modern ambiance of the recently renovated interior.
The valuation. The asking price of €578,000 is significantly above the fair value of €375,704, representing an overpriced property by €202,296 (53.8%). This highlights the gap between market perception and actual worth. Buy-to-flip angle. A resale strategy would require significant market appreciation to justify the current asking price, making flipping less attractive given the €202,296 premium over fair value. Short-term price increases would be essential for profitability. Buy-to-let angle. The property could yield an estimated monthly rental income of €1,204, resulting in a gross yield of 2.5%. However, this yield appears low compared to the asking price, limiting long-term rental viability.
Fair value modelled at €375,704 from 6 comparable sales in the area. Asking €578,000 sits €202,296 (53.8%) above — overpriced versus fair value.
Asking €578,000 versus the praça da Alegria area baseline of €362,595 (€7,252/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €362,595, adjusted for condition and micro-location, gives a modelled fair value of €375,704 (€7,514/m²), a €202,296 (53.8%) gap versus the €578,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da Alegria | Subject | €578,000 | €11,560 | — | 75 | 90 |
| rua Alexandre Braga, 15 | Active | €285,000 | €6,196 | 46.4% | 70 | 82 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 52.8% | 81 | 82 |
| rua Silva Carvalho | Active | €485,000 | €12,125 | 4.9% | 76 | 83 |
| avenida Infante Santo, 1 | Active | €315,000 | €8,077 | 30.1% | 75 | 77 |
| Median comp | €397,500 | €7,137 | 38.3% | 76 | 82 |
Long-term rental This property, with a fair value of €375,704 and listed at €578,000, presents a substantial gap of 53.8%, indicating it is overpriced for long-term rental purposes. With a gross yield of only 2.5% and a condition rating of 73/100, the potential returns do not justify the investment in this 1-bed apartment. Buy-and-hold Considering the significant overpricing of this apartment in Santo António, the buy-and-hold strategy is not favorable given its current valuation at €578,000, far above the fair value of €375,704. The low gross yield of 2.5% further underscores the lack of attractive long-term growth potential in this specific investment. Luxury market Targeting the luxury market for this property is not advisable as the valuation at €578,000 greatly exceeds the fair value of €375,704, classifying it as overpriced. Despite the excellent neighborhood rating of 90/100, the inflated price compared to the expected market value undermines its appeal in the luxury segment.
Potential Economic Downturn A sudden decline in economic stability, currently rated at 90/100, could affect local job markets and tenant retention, leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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