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.
2-bedroom, 3-bathroom apartment of 241 m². Located Santa Maria Maior parish, Lisbon municipality, Lisbon district. This apartment uniquely blends historical detail with contemporary artistry, showcasing mural paintings and ornate ceilings that narrate its storied past while offering modern luxury.
The valuation. The asking price of €4,500,000 sits significantly above its fair value of €1,551,438, indicating the property is overpriced by €2,948,563, or 190.1%. This discrepancy suggests limited investment potential.
Fair value modelled at €1,551,438 from 6 comparable sales in the area. Asking €4,500,000 sits €2,948,563 (190.1%) above — overpriced versus fair value.
Asking €4,500,000 versus the Santa Maria Maior, Lisbon, Lisbon area baseline of €1,463,557 (€6,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €1,463,557, adjusted for condition and micro-location, gives a modelled fair value of €1,551,438 (€6,438/m²), a €2,948,563 (190.1%) gap versus the €4,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria Maior · c17a1c | Subject | €4,500,000 | €18,672 | — | 80 | 86 |
| praça do Príncipe Real | Active | €720,000 | €7,912 | 57.6% | 75 | 83 |
| praça do Rossio | Active | €490,000 | €4,153 | 77.8% | 76 | 84 |
| Misericórdia · 49b8e7 | Active | €625,000 | €7,102 | 62.0% | 80 | 84 |
| rua das Madres, 102 | Active | €635,000 | €5,773 | 69.1% | 85 | 80 |
| Median comp | €630,000 | €6,438 | 65.5% | 78 | 84 |
Long-term rental The 2-bed apartment in Santa Maria Maior is currently overpriced at €4,500,000, significantly exceeding its fair value of €1,551,438 by 190.1%. With a low yield of 1.2%, it does not present a sound investment for long-term rental purposes, despite the attractive neighborhood amenities and tenant quality. Luxury market This property may appeal to the luxury market, but given its current listing price, it is overpriced by 190.1% compared to its fair value of €1,551,438. As such, potential buyers should be cautious, as the property's yield of 1.2% does not justify the elevated price in the competitive luxury segment. Short-term vacation rental Although the Santa Maria Maior apartment is located in a desirable area of Lisbon, its €4,500,000 listing price reflects an alarming 190.1% markup over the fair value of €1,551,438. Consequently, the low yield of 1.2% suggests that this property is not well-suited for short-term vacation rentals, posing greater financial risk for investors. Student housing The 2-bed apartment is not ideal for student housing, as its current price of €4,500,000 is substantially above its fair value of €1,551,438. This significant pricing gap makes it an unfeasible option for catering to the student demographic in central Lisbon. Value-add renovation Investing in value-add renovations would not be practical for this apartment, with a current list price of €4,500,000 and a fair value of €1,551,438 reflecting a staggering 190.1% disparity. The cost of improvements would unlikely yield a sufficient return given the already inflated purchase price of the property.
Tenant turnover risk: With a tenant stability score of 80/100, there is a potential for higher turnover rates, which may lead to increased vacancy periods 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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