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.
1-bedroom, 2-bathroom apartment of 64 m² on the 1st floor, built in 1971, energy rating B. Located on rua Barata Salgueiro, Santo António parish, Lisbon municipality, Lisbon district. The apartment features a sophisticated walk-in closet in the suite, enhancing both privacy and organization for urban living in a premier Lisbon location.
The valuation. The listing price of €645,000 is significantly above the fair value of €503,440, marking an overpricing of €141,560 (28.1%). This property should be approached with caution due to its inflated valuation. Buy-to-flip angle. The buy-to-flip strategy would involve renovating the apartment further to enhance appeal in the luxury market, aiming for a profitable resale once demand peaks. Given current market trends in Lisbon, this could attract premium buyers. Buy-to-let angle. Aiming for long-term rental, the estimated gross yield of 2.6% translates to approximately €1,398 per month, which may appeal to tenants seeking high-end living in a prime location. This strategy capitalizes on consistent demand in central Lisbon.
Fair value modelled at €503,440 from 6 comparable sales in the area. Asking €645,000 sits €141,560 (28.1%) above — overpriced versus fair value.
Asking €645,000 versus the rua Barata Salgueiro area baseline of €476,524 (€7,446/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €476,524, adjusted for condition and micro-location, gives a modelled fair value of €503,440 (€7,866/m²), a €141,560 (28.1%) gap versus the €645,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Barata Salgueiro | Subject | €645,000 | €10,078 | — | 82 | 86 |
| rua do Olival | Active | €491,000 | €7,221 | 28.4% | 75 | 80 |
| calçada de São Francisco | Active | €715,000 | €8,512 | 15.5% | 85 | 92 |
| rua Barata Salgueiro, 1 | Active | €750,000 | €9,868 | 2.1% | 78 | 86 |
| Misericórdia · 001812 | Active | €480,000 | €11,429 | 13.4% | 75 | 83 |
| Median comp | €603,000 | €9,190 | 8.8% | 77 | 85 |
Long-term rental Given the property is listed at €645,000 while the fair value is €503,440, it is significantly overpriced by 28.1%, posing a challenge for achieving expected rental yields. With a gross yield of only 2.6%, this property may not attract long-term tenants given the limited return on investment. Short-term vacation rental The property’s asking price of €645,000, compared to the fair value of €503,440, indicates it is overpriced, making it less appealing for short-term vacation rental investors. At a modest yield of 2.6%, securing a profitable occupancy rate might be difficult, particularly in a competitive market. Luxury market This 1-bed apartment in Santo António is priced at €645,000, but with a fair value of €503,440, it is recognized as overpriced, potentially limiting its attraction to affluent buyers in the luxury market. The high asking price coupled with a limited yield of 2.6% may deter interest from high-end investors seeking better value propositions.
Economic downturn risk The economic stability score of 90/100 suggests a strong economy, but a sudden downturn could destabilize tenant stability, which is at 80/100, potentially leading to increased vacancies or rent defaults.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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