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, 3-bathroom apartment of 136 m². Located Santa Maria Maior parish, Lisbon municipality, Lisbon district. This property features artistic stair railings and contemporary mural paintings, seamlessly blending modern artistry with the historical charm of a rehabilitated 19th-century building in Chiado.
The valuation. The asking price of €1,225,000 is significantly above the fair value of €875,500, representing an overpricing of €349,500 (39.9%). This valuation indicates a costly investment for potential buyers.
Fair value modelled at €875,500 from 6 comparable sales in the area. Asking €1,225,000 sits €349,500 (39.9%) above — overpriced versus fair value.
Asking €1,225,000 versus the Santa Maria Maior, Lisbon, Lisbon area baseline of €820,926 (€6,036/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 €820,926, adjusted for condition and micro-location, gives a modelled fair value of €875,500 (€6,438/m²), a €349,500 (39.9%) gap versus the €1,225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria Maior · c17a1a | Subject | €1,225,000 | €9,007 | — | 82 | 90 |
| praça do Príncipe Real | Active | €720,000 | €7,912 | 12.2% | 75 | 83 |
| praça do Rossio | Active | €490,000 | €4,153 | 53.9% | 76 | 84 |
| rua da Graça S / N | Active | €450,000 | €7,258 | 19.4% | 71 | 92 |
| Estrela · 261e7e | Active | €227,000 | €3,783 | 58.0% | 74 | 85 |
| Median comp | €470,000 | €5,706 | 36.7% | 75 | 85 |
Long-term rental This 1-bed apartment in Santa Maria Maior, listed at €1,225,000, is overpriced, presenting a gap of 39.9% compared to its fair value of €875,500. With a gross yield of only 1.9%, the investment is unlikely to generate sufficient returns to justify the high cost. Short-term vacation rental While the strong demand in central Lisbon might suggest potential for short-term vacation rentals, the property's current price still reflects an excessive valuation at €1,225,000. The expected yield of 1.9% fails to align with the expenses typically associated with the short-term rental market, rendering this investment less attractive. Buy-and-hold The buy-and-hold strategy for this 1-bed apartment in a desirable neighborhood appears questionable due to its high listing price of €1,225,000, which is significantly above the fair value of €875,500. Given the low gross yield of 1.9%, the long-term capital appreciation prospects may not compensate for the initial overexpenditure. Not ideal for: Value-add renovation, Student housing, Luxury market This property is not suitable for value-add renovation due to its already high valuation at €1,225,000, leaving little room for profit after renovations. Additionally, the demand for student housing and luxury market opportunities may not align with the current price point, indicating a misfit with market dynamics.
[Economic Dependance Risk] A drop in economic stability from a high score of 90 could significantly impact tenant demand, potentially leading to vacancies among tenants rated at 80 for stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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