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 penthouse of 112 m² on the 6th floor, built in 2017, energy rating B. Located on avenida da Liberdade, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: This penthouse boasts an exclusive-use terrace with panoramic views and is located just minutes from downtown Lisbon, enhancing both lifestyle and investment potential.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €985,199, representing an overvaluation of €214,801 (21.8%). This property is not a bargain given its overpriced status.
Fair value modelled at €985,199 from 6 comparable sales in the area. Asking €1,200,000 sits €214,801 (21.8%) above — overpriced versus fair value.
Asking €1,200,000 versus the avenida da Liberdade area baseline of €939,823 (€8,391/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €939,823, adjusted for condition and micro-location, gives a modelled fair value of €985,199 (€8,796/m²), a €214,801 (21.8%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Liberdade | Subject | €1,200,000 | €10,714 | — | 80 | 87 |
| rua Viriato | Active | €985,000 | €10,944 | 2.1% | 80 | 81 |
| Arroios · 82906d | Active | €1,350,000 | €11,250 | 5.0% | 76 | 84 |
| rua Arco do Carvalhão | Active | €812,000 | €6,548 | 38.9% | 90 | 90 |
| avenida Engenheiro Duarte Pacheco | Active | €875,000 | €6,731 | 37.2% | 78 | 82 |
| Median comp | €930,000 | €8,838 | 17.5% | 79 | 83 |
Long-term rental The 2-bed penthouse in Santo António is currently priced at €1,200,000, which is 21.8% above its fair value of €985,199, making it less attractive for long-term rental investments. With a yield of only 2.1% gross, the financial return does not align with the higher price point, signaling a need for caution in this strategy. Buy-and-hold Investing in the penthouse for a buy-and-hold strategy is not advisable given its overpriced valuation, which stands at €1,200,000, significantly exceeding the fair value of €985,199. Although the location and condition are desirable, the lack of financial justification at this price limits long-term equity growth potential. Luxury market While the penthouse in Santo António benefits from a sought-after location, its asking price of €1,200,000 is considerably above its fair value of €985,199, suggesting it is overpriced for the luxury market. The gross yield of 2.1% reflects the challenges of achieving satisfactory returns in a market that is currently inflated by premium pricing. Not ideal for: Student housing Not ideal for: Value-add renovation
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate level of risk due to potential turnover, which may impact cash flow if vacancies arise.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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