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, 2-bathroom apartment of 188 m² on the 1st floor, built in 1950, energy rating C. Located on rua de São Bento, Santo António parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a balcony that offers serene views in a historical street while being moments away from cultural landmarks like the Casa-Museu de Amália Rodrigues and the Portuguese Parliament. Location & Amenities: Situated on the prestigious Rua de São Bento, it remains extremely close to metro access and vibrant local cuisine. Condition: Fully renovated in 2022 with high-quality finishes and appliances from Smeg and Bosch, it perfectly marries historic charm with modern luxury. Additional Perks: The building features a well-organized condominium and offers additional amenities such as parking and swimming pools.
The valuation. The asking price of €1,450,000 is significantly above the fair value of €1,308,363, indicating that the property is overpriced by €141,637 (10.8%). This discrepancy suggests caution for potential investors.
Fair value modelled at €1,308,363 from 6 comparable sales in the area. Asking €1,450,000 sits €141,637 (10.8%) above — overpriced versus fair value.
Asking €1,450,000 versus the rua de São Bento area baseline of €1,246,847 (€6,632/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 €1,246,847, adjusted for condition and micro-location, gives a modelled fair value of €1,308,363 (€6,959/m²), a €141,637 (10.8%) gap versus the €1,450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento | Subject | €1,450,000 | €7,713 | — | 80 | 80 |
| calçada Bento Rocha Cabral | Active | €850,000 | €6,538 | 15.2% | 79 | 86 |
| rua do Forno do Tijolo, 20 | Active | €560,000 | €4,956 | 35.7% | 75 | 85 |
| rua dos Douradores | Active | €1,199,000 | €9,992 | 29.5% | 80 | 81 |
| Arroios · 6a9585 | Active | €695,000 | €7,092 | 8.1% | 75 | 81 |
| Median comp | €772,500 | €6,815 | 11.6% | 77 | 83 |
Long-term rental The 3-bed apartment in Santo António, listed at €1,450,000, presents a yield of only 2.6%, which is relatively low compared to similar properties in the area. Given that the fair value is €1,308,363, the property is overpriced by 10.8%, reducing potential investment returns in the long-term rental market. Buy-and-hold Investing in this property for a buy-and-hold strategy may seem appealing due to its location in a central neighborhood with strong market demand; however, the high listing price of €1,450,000 suggests diminished future appreciation potential. With a gap of 10.8% versus fair value and a less than optimal yield, this investment is overpriced and may not justify the long-term holding costs. Short-term vacation rental While the apartment's location in central Lisbon is desirable for short-term vacation rentals, the listing price of €1,450,000 results in an unattractive gross yield of just 2.6%. The fair value being €1,308,363 signifies that the property is overpriced, potentially limiting profitability in the competitive short-term rental market.
Tenant turnover risk With a tenant stability score of 75/100, there is a risk of higher tenant turnover that could lead to increased vacancy rates and potential loss of rental income.
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