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, 0-bathroom apartment of 135 m² on the 3rd floor. Located on rua das Flores, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This property features elaborate ceilings and wooden floors, providing a blend of modern elegance and artistic charm in the heart of Lisbon's historic Chiado district.
The valuation. The asking price of €1,495,000 is significantly above the fair value of €928,125, resulting in an overvaluation of €566,875 (61.1%). This property is categorized as overpriced based on the current market analysis.
Fair value modelled at €928,125 from 6 comparable sales in the area. Asking €1,495,000 sits €566,875 (61.1%) above — overpriced versus fair value.
Asking €1,495,000 versus the rua das Flores area baseline of €870,319 (€6,447/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €870,319, adjusted for condition and micro-location, gives a modelled fair value of €928,125 (€6,875/m²), a €566,875 (61.1%) gap versus the €1,495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Flores | Subject | €1,495,000 | €11,074 | — | 85 | 80 |
| Penha de França · 023bf8 | Active | €350,000 | €7,000 | 36.8% | 80 | 80 |
| Santa Maria Maior · 1e62ad | Active | €385,000 | €5,500 | 50.3% | 85 | 83 |
| Estrela · cfe0bc | Active | €850,000 | €9,140 | 17.5% | 75 | 79 |
| rua Dom Fuas Roupinho, 34 | Active | €405,000 | €6,750 | 39.0% | 85 | 82 |
| Median comp | €395,000 | €6,875 | 37.9% | 83 | 81 |
Long-term rental The 2-bed apartment in Santa Maria Maior, listed at €1,495,000, significantly exceeds its fair value of €928,125 by 61.1%, indicating that the investment is overpriced in the long-term rental market. With a gross yield of only 1.9%, the potential returns do not justify the high purchase price, making this strategy less attractive. Short-term vacation rental In a prime tourist destination like Santa Maria Maior, the demand for short-term vacation rentals is high, but the listing price of €1,495,000 versus a fair value of €928,125 showcases a considerable overpricing risk. Additionally, with a modest yield of 1.9%, the investment does not align well with the potential profitability expected in this segment. Luxury market While the luxury market often thrives in well-located areas like Santa Maria Maior, the 61.1% gap between the asking price of €1,495,000 and its fair value of €928,125 indicates that this property is overpriced for luxury buyers. The attractive condition rating of 88/100 and neighbourhood score of 80/100 cannot compensate for such a significant overvaluation, limiting the appeal to discerning luxury investors.
Tenant turnover risk Tenant stability is relatively low at 70/100, indicating a potential for higher tenant turnover which may increase vacancy rates and affect cash flow stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
