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 8th floor, built in 2012, energy rating D. Located on avenida da Liberdade, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a sun terrace perfect for outdoor relaxation and is equipped with high-security measures for enhanced safety, setting it apart from standard listings.
The valuation. The asking price of €440,000 is significantly above the fair value of €343,217, indicating that the property is overpriced by €96,783 (28.2%). This discrepancy suggests a potential lack of appeal in the current market.
Fair value modelled at €343,217 from 6 comparable sales in the area. Asking €440,000 sits €96,783 (28.2%) above — overpriced versus fair value.
Asking €440,000 versus the avenida da Liberdade area baseline of €326,470 (€6,529/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €326,470, adjusted for condition and micro-location, gives a modelled fair value of €343,217 (€6,864/m²), a €96,783 (28.2%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Liberdade | Subject | €440,000 | €8,800 | — | 76 | 84 |
| rua Manuel Soares Guedes, 16 | Active | €243,000 | €4,585 | 47.9% | 82 | 81 |
| rua de São Paulo | Active | €550,000 | €6,395 | 27.3% | 77 | 84 |
| rua Possidónio da Silva, 9 | Active | €330,000 | €7,333 | 16.7% | 80 | 80 |
| rua do Paraíso | Active | €390,000 | €6,094 | 30.8% | 80 | 80 |
| Median comp | €360,000 | €6,245 | 29.0% | 80 | 81 |
Long-term rental The 1-bed apartment in Santo António presents a gross yield of only 3.2%, signaling that rental income may not adequately justify the current price of €440,000. Given that the property is overpriced by 28.2% compared to the fair value of €343,217, long-term rental prospects are diminished. Short-term vacation rental While the apartment's condition and neighborhood rating are relatively strong, the 28.2% gap from fair value suggests that the short-term vacation rental market will struggle to deliver sufficient returns for the investment. Therefore, the high acquisition cost compromises potential profitability in this rental strategy. Buy-and-hold Investing in the buy-and-hold strategy for this apartment appears challenging, as the property is overpriced by 28.2%, thereby reducing the potential for capital appreciation. Alongside a yield of only 3.2%, holding this asset could result in suboptimal returns over time. Not ideal for student housing The apartment in Santo António is not suited for student housing due to its current overvaluation, which does not align with typical rental prices in student-friendly locations. As a result, the investment would likely face challenges in attracting a reliable student tenant base.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could disrupt consistent rental income over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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