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: This apartment includes a private balcony with panoramic city views, ideal for enjoying Lisbon’s vibrant atmosphere during sunrise or sunset.
The valuation. The asking price of €1,800,000 exceeds the fair value of €1,586,127 by €213,873 (13.5%). This property is considered overpriced based on market analysis.
Fair value modelled at €1,586,127 from 5 comparable sales in the area. Asking €1,800,000 sits €213,873 (13.5%) above — overpriced versus fair value.
Asking €1,800,000 versus the rua Rosa Araújo, 34 area baseline of €1,521,222 (€7,761/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 €1,521,222, adjusted for condition and micro-location, gives a modelled fair value of €1,586,127 (€8,092/m²), a €213,873 (13.5%) 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 | 90 |
| 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 |
| rua Rodrigues Sampaio, 30 | Active | €1,690,000 | €14,083 | 53.4% | 82 | 86 |
| Median comp | €1,250,000 | €7,254 | 21.0% | 80 | 83 |
Long-term rental The property, listed at €1,800,000, is overpriced by 13.5% compared to its fair value of €1,586,127, significantly reducing its attractiveness for long-term rental investors. With a gross yield of only 2.5%, potential returns may not justify the elevated purchase price in a competitive rental market. Short-term vacation rental Given its pricing at €1,800,000, which exceeds the fair market value by 13.5%, the apartment is overpriced and may struggle to generate sufficient income through short-term rentals. A gross yield of just 2.5% signals that the ongoing operating expenses may make it less viable as a vacation rental investment. Luxury market Listing the apartment at €1,800,000 places it at 13.5% above its fair value, indicating that it is overpriced and could limit its potential appeal in the luxury market segment. The condition and high neighbourhood rating are positives, but the price point does not align with the expected value in this competitive space.
Tenant turnover risk With a tenant stability score of 80/100, there is a moderate risk of tenant turnover, which could affect cash flow and require additional costs for finding new tenants.
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