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 108 m² on the 2nd floor. Located Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property showcases elegant 'caixote' ceilings in the living room, and includes two dedicated parking spaces, enhancing its appeal in the bustling Chiado area. Location Highlights: Just minutes from restaurants and cultural sites in Lisbon’s historic center.
The valuation. The asking price of €1,392,000 is significantly above the fair value of €849,000, indicating an overpriced property by €543,000 (64.0%). Such a disparity suggests limited appeal for long-term investment considerations.
Fair value modelled at €849,000 from 6 comparable sales in the area. Asking €1,392,000 sits €543,000 (64.0%) above — overpriced versus fair value.
Asking €1,392,000 versus the Santa Maria Maior, Lisbon, Lisbon area baseline of €810,656 (€7,506/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €810,656, adjusted for condition and micro-location, gives a modelled fair value of €849,000 (€7,861/m²), a €543,000 (64.0%) gap versus the €1,392,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria Maior · 133856 | Subject | €1,392,000 | €12,889 | — | 75 | 85 |
| rua Rodrigues Sampaio | Active | €1,200,000 | €10,714 | 16.9% | 80 | 82 |
| rua Engenheiro Vieira da Silva, 3, 4ºE | Active | €850,000 | €8,500 | 34.1% | 72 | 78 |
| rua da Arrábida | Active | €845,000 | €7,222 | 44.0% | 80 | 78 |
| rua Saraiva de Carvalho | Active | €780,000 | €6,783 | 47.4% | 80 | 82 |
| Median comp | €847,500 | €7,861 | 39.0% | 80 | 80 |
Long-term rental The 1.8% gross yield indicates that the property is not well-positioned for long-term rental investors, especially when compared to the fair value of €849,000. Coupled with a 64% gap to fair value, this investment is overpriced and unlikely to deliver competitive returns in the rental market. Buy-and-hold Despite being located in a desirable area of Santa Maria Maior, the substantial disparity between the listing price of €1,392,000 and the fair value of €849,000 highlights that this property is overpriced for a buy-and-hold investment strategy. With such a low yield of 1.8%, it may struggle to appreciate sufficiently over time to justify the investment. Luxury market While this property is situated in a well-rated neighbourhood with strong amenities, the listing price of €1,392,000 significantly exceeds the fair value of €849,000, marking it as overpriced in the luxury market. The current yield of 1.8% does not align with typical luxury investment expectations, potentially deterring high-net-worth buyers looking for value. Not ideal for: Student housing The current valuation and yield indicate that this property is not suitable for student housing, which typically requires a more accessible price point and higher rental yields. As a result, the €1,392,000 listing price makes it less attractive to serving the student market effectively.
Tenant turnover risk: A tenant stability score of 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods 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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