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 107 m² on the 1st floor, built in 2011, energy rating C. Located Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The private terrace is equipped with outdoor heating and a gourmet kitchen setup, ideal for year-round dining and social gatherings while enjoying sunset views over Mouraria.
The valuation. The asking price of €870,000 is significantly above the fair value of €774,459, reflecting an excess of €95,541 or 12.3%. This indicates the property is overpriced in the current market. Buy-to-flip angle. With the potential for renovations to enhance appeal, a resale strategy could target luxury buyers seeking premium finishes. However, the property’s current asking price exceeds typical margins for successful flipping. Buy-to-let angle. With rental income estimated at €1,958 per month, the gross yield stands at 2.7%, appealing for long-term rental strategies. However, the yield may be lower than desired given the purchase price and investment return expectations.
Fair value modelled at €774,459 from 6 comparable sales in the area. Asking €870,000 sits €95,541 (12.3%) above — overpriced versus fair value.
Asking €870,000 versus the Santa Maria Maior, Lisbon, Lisbon area baseline of €735,111 (€6,870/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 €735,111, adjusted for condition and micro-location, gives a modelled fair value of €774,459 (€7,238/m²), a €95,541 (12.3%) gap versus the €870,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria Maior · 33bb49 | Subject | €870,000 | €8,131 | — | 80 | 90 |
| rua das Farinhas S / N | Active | €925,000 | €6,514 | 19.9% | 78 | 85 |
| São Vicente · efdc5c | Active | €1,349,000 | €13,097 | 61.1% | 85 | 83 |
| calçada da Cruz da Pedra, 38 | Active | €1,250,000 | €7,962 | 2.1% | 78 | 84 |
| praça das Novas Nações | Active | €685,000 | €6,116 | 24.8% | 76 | 88 |
| Median comp | €1,087,500 | €7,238 | 11.0% | 78 | 85 |
Luxury market The 2-bed apartment in Santa Maria Maior, listed at €870,000, is positioned in a central and desirable district of Lisbon but is currently overpriced by 12.3% compared to its fair value of €774,459. With a gross yield of 2.7% and a neighborhood rating of 90/100, this property may struggle to attract luxury buyers accustomed to higher value propositions. Long-term rental With a fair value of €774,459 and a significant gap of 12.3% compared to the listing price, the 2-bed apartment in Santa Maria Maior does not present an attractive long-term rental investment. The gross yield of 2.7% is relatively low for a property expected to generate steady rental income in a quality neighborhood rated at 90/100. Short-term vacation rental Despite its prime location and good condition rating of 82/100, the 2-bed apartment's asking price of €870,000 is overpriced, resulting in a substantial 12.3% premium over the fair value of €774,459. Given the gross yield of 2.7%, this property may not provide the expected returns for short-term vacation rental investors competing in a challenging market. Not ideal for: Student housing The property in Santa Maria Maior, at a listing price of €870,000, is not well-suited for student housing given its overpriced status of 12.3% above the fair value. With a rating of 90/100 for the neighborhood, potential student tenants may be seeking more affordable options in proximity to educational institutions.
Economic Dependency The high economic stability score of 92/100 suggests a strong local economy, but any downturn could affect tenant stability of 85/100, leading to potential vacancy risks.
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