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, 1-bathroom apartment of 90 m² on the 3rd floor, built in 2010, energy rating C. Located Santa Clara parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes electric blinds and the potential for EV charging installation in parking, enhancing convenience and modern living standards.
The valuation. The asking price of €490,000 sits €51,326 (11.7%) above the fair value of €438,674, indicating that the property is overpriced. This disparity suggests potential challenges in achieving expected returns based on current market trends.
Fair value modelled at €438,674 from 6 comparable sales in the area. Asking €490,000 sits €51,326 (11.7%) above — overpriced versus fair value.
Asking €490,000 versus the Santa Clara, Lisbon, Lisbon area baseline of €394,733 (€4,386/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 €394,733, adjusted for condition and micro-location, gives a modelled fair value of €438,674 (€4,874/m²), a €51,326 (11.7%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Clara · 5b8773 | Subject | €490,000 | €5,444 | — | 75 | 78 |
| rua Doutor Jaime Cortesão | Active | €319,500 | €3,944 | 27.6% | 68 | 76 |
| rua Fernando Gusmão, 5 | Active | €250,000 | €2,778 | 49.0% | 74 | 73 |
| Carnide · 38b442 | Active | €450,000 | €5,625 | 3.3% | 75 | 78 |
| Lumiar · 5e621b | Active | €567,000 | €6,443 | 18.3% | 75 | 75 |
| Median comp | €384,750 | €4,785 | 12.1% | 75 | 76 |
Long-term rental. The property is overpriced at €490,000 compared to a fair value of €438,674, indicating a 11.7% gap that may limit investment returns. With a gross yield of 2.9%, the investment may struggle to meet investor expectations for long-term rental income. Family rental. While family rentals can be lucrative, this property’s asking price of €490,000 exceeds the fair value by 11.7%, signaling an overpriced opportunity. With a condition score of 78/100 and neighborhood amenities also rated 78/100, the return on investment may not align with family-oriented tenant expectations. Buy-and-hold. Given the property is listed at €490,000, which is 11.7% above its fair value of €438,674, this buy-and-hold strategy may yield disappointing returns. The gross yield of 2.9% coupled with an overpriced valuation raises concerns about the asset’s future appreciation potential in a competitive market. Not ideal for short-term rental. With its current valuation significantly above fair value, the property lacks the financial appeal needed for the short-term rental market. High competition from alternatives could further dampen potential revenue in this overpriced segment. Not ideal for student housing. The property’s asking price of €490,000 represents an overpriced investment that does not take into account the lower yield typically associated with student housing. The proximity to universities may be appealing, but the financials do not support this market's investment potential. Not ideal for luxury market. In a market where the property is priced at €490,000, which is above fair market value, it does not position itself well within the luxury segment. The pricing does not reflect the expectations of luxury buyers, making it an unfit option in this competitive niche.
Tenant Default Risk With a tenant stability score of 70/100, there is a moderate risk of tenant turnover or default, affecting rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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