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.
7-bedroom, 2-bathroom apartment of 164 m² on the 1st floor, built in 1950, energy rating C. Located on avenida Duque de Loulé, 66, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment retains original ceiling details, preserving its historic charm while blending modern upgrades like PVC double-glazed windows for enhanced comfort and energy efficiency.
The valuation. The property is listed at €1,150,000, well above its fair value of €731,090. This indicates an asking price that is €418,910 or 57.3% overpriced.
Fair value modelled at €724,181 from 5 comparable sales in the area. Asking €1,150,000 sits €425,819 (58.8%) above — overpriced versus fair value.
Asking €1,150,000 versus the avenida Duque de Loulé, 66 area baseline of €650,586 (€3,967/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 €650,586, adjusted for condition and micro-location, gives a modelled fair value of €724,181 (€4,416/m²), a €425,819 (58.8%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Duque de Loulé, 66 | Subject | €1,150,000 | €7,012 | — | 78 | 83 |
| rua das Janelas Verdes | Active | €869,900 | €4,416 | 37.0% | 70 | 80 |
| Estrela · 0900c0 | Active | €869,900 | €4,416 | 37.0% | 70 | 85 |
| rua Braamcamp | Active | €1,800,000 | €5,902 | 15.8% | 65 | 83 |
| avenida Almirante Reis, 19 | Active | €585,000 | €4,270 | 39.1% | 74 | 85 |
| Median comp | €869,900 | €4,416 | 37.0% | 70 | 84 |
Long-term rental The 7-bed apartment in Santo António is not a suitable investment for long-term rental due to its gross yield of only 2.4%, which is below market expectations for residential properties. With a significant pricing gap of 57.3% compared to the fair value of €731,090, the property appears overpriced, offering little potential for a favorable return on investment. Buy-and-hold Investing in this property as a buy-and-hold strategy is inadvisable, as the current valuation of €1,150,000 is excessively high when juxtaposed with a fair market value of €731,090. The forecasted yield of 2.4% does not compensate for the steep initial investment, indicating that this asset is overpriced in relation to its earning potential. Short-term vacation rental The forecasted gross yield of 2.4% suggests limited revenue potential for short-term vacation rentals, further compounded by the 57.3% gap from the fair value of €731,090. Given its current listing price of €1,150,000, it is evident that the property is overpriced, undermining its viability as a profitable short-term rental option.
Economic downturn risk The high economic stability score of 90/100 is promising, but potential fluctuations in the economy could impact tenant stability, which is lower at 75/100, leading to possible vacancies or rent reductions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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