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, 2-bathroom apartment of 209 m² on the 3rd floor, built in 1987, energy rating B. Located on rua do Cardal de São José, Santo António parish, Lisbon municipality, Lisbon district. This apartment uniquely offers a private entrance on Avenida da Liberdade and spectacular views of the historic Lavra and Pedrosas Palaces, enhancing its exclusive urban charm.
The valuation. The asking price of €2,395,000 is significantly above the fair value of €1,488,399, representing an excessive markup of €906,601 (60.9%). This indicates the property is overpriced.
Fair value modelled at €1,488,399 from 6 comparable sales in the area. Asking €2,395,000 sits €906,601 (60.9%) above — overpriced versus fair value.
Asking €2,395,000 versus the rua do Cardal de São José area baseline of €1,419,715 (€6,793/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €1,419,715, adjusted for condition and micro-location, gives a modelled fair value of €1,488,399 (€7,122/m²), a €906,601 (60.9%) gap versus the €2,395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Cardal de São José | Subject | €2,395,000 | €11,459 | — | 80 | 84 |
| avenida da Liberdade | Active | €630,000 | €5,250 | 54.2% | 75 | 86 |
| Misericórdia · 15e365 | Active | €895,000 | €10,170 | 11.2% | 80 | 83 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 57.3% | 77 | 80 |
| Misericórdia · 8317a7 | Active | €1,295,000 | €9,056 | 21.0% | 80 | 82 |
| Median comp | €782,500 | €7,153 | 37.6% | 79 | 83 |
Long-term rental The 2-bed apartment in Santo António is priced at €2,395,000, which is 60.9% above its fair value of €1,488,399. Despite the strong demand and good tenant quality in the area, the gross yield of 2% does not justify such an inflated price point. Buy-and-hold Investing in this property as a buy-and-hold strategy may prove challenging given its current listing price, which significantly exceeds the fair value by 60.9%. While the neighbourhood offers good amenities, the high price impacts potential long-term appreciation in relation to its true market value. Family rental Although the property is located in a desirable neighbourhood with high urban demand, its valuation at €2,395,000 presents a significant gap from the fair value. This overpricing poses a risk for families seeking affordable long-term rental options in the market, limiting potential returns and tenant engagement.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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