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.
3-bedroom, 3-bathroom apartment of 196 m² on the 4th floor, built in 2013, energy rating A. Located on rua Rosa Araújo, 34, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts custom cabinetry throughout, maximizing storage, and features energy-efficient windows that contribute to the property's A energy rating while enhancing sound insulation.
The valuation. The asking price of €1,800,000 is 8.4% above the fair value of €1,661,064. This property holds a solid valuation, catering to buyers attracted to luxury real estate in a prime area.
Fair value modelled at €1,661,064 from 6 comparable sales in the area. Asking €1,800,000 sits €138,936 (8.4%) above — overpriced versus fair value.
Asking €1,800,000 versus the rua Rosa Araújo, 34 area baseline of €1,589,364 (€8,109/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €1,589,364, adjusted for condition and micro-location, gives a modelled fair value of €1,661,064 (€8,475/m²), a €138,936 (8.4%) gap versus the €1,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rosa Araújo, 34 | Subject | €1,800,000 | €9,184 | — | 75 | 87 |
| avenida da República, 76 | Active | €1,020,000 | €6,415 | 30.1% | 78 | 83 |
| avenida Engenheiro Duarte Pacheco | Active | €1,400,000 | €8,092 | 11.9% | 74 | 80 |
| avenida Duque de Loulé | Active | €1,100,000 | €4,867 | 47.0% | 85 | 82 |
| avenida António Augusto de Aguiar | Active | €1,860,000 | €8,857 | 3.6% | 80 | 82 |
| Median comp | €1,250,000 | €7,254 | 21.0% | 79 | 82 |
Long-term rental The property’s fair value is calculated at €1,661,064, indicating that the listing price of €1,800,000 is in line with market expectations, resulting in a yield of 2.5%. Given the stable tenant quality in this prime area of Lisbon and high demand for long-term rentals, this investment is fair but does not provide a significant opportunity for yield enhancement. Short-term vacation rental With a fair value of €1,661,064 compared to the listing price of €1,800,000, the short-term rental strategy in this desirable Santo António neighborhood remains moderate in potential profitability, reflected in a 8.4% gap. The solid condition rating of 81/100 and high neighborhood score of 87/100 suggest it could appeal to travelers, yet the yield of 2.5% is not particularly inviting in this competitive segment. Luxury market The asking price of €1,800,000, while close to the fair value of €1,661,064, positions this property fairly within Lisbon's luxury segment but not as a standout investment. The desirability comes from its central location and acceptable condition, yet it lacks the compelling price advantage that typically attracts luxury buyers seeking significant value or unique offerings.
Tenant turnover risk High tenant turnover could arise, given the tenant stability score of 80/100, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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