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 115 m² on the 4th floor, built in 2018, energy rating B. Located on rua dos Sapateiros, 39, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Highlight: This apartment boasts a private terrace and balcony, enhancing outdoor living and entertaining options in the vibrant neighborhood of Santa Maria Maior, Lisbon.**
The valuation. The asking price of €725,000 sits €264,865 (26.8%) below the fair value of €989,865, indicating a substantial opportunity for a savvy investor. This property is regarded as underpriced in the current market context. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the high-quality finishes and central location, potentially fetching a premium resale price. With renovations focused on upgrades that appeal to luxury buyers, significant margins could be achieved. Buy-to-let angle. The estimated rental income of €1,933 per month yields approximately 3.2%, making this apartment an attractive buy-to-let investment. Its desirable location near amenities enhances its appeal to long-term tenants.
Fair value modelled at €989,865 from 6 comparable sales in the area. Asking €725,000 sits €264,865 (26.8%) below — the upside to fair value.
Asking €725,000 versus the rua dos Sapateiros, 39 area baseline of €953,516 (€8,291/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 €953,516, adjusted for condition and micro-location, gives a modelled fair value of €989,865 (€8,608/m²), a €264,865 (26.8%) gap versus the €725,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Sapateiros, 39 | Subject | €725,000 | €6,304 | — | 76 | 90 |
| largo de Camoes | Active | €1,250,000 | €8,681 | 37.7% | 74 | 89 |
| rua Doutor Teófilo Braga, 12 | Active | €990,000 | €9,000 | 42.8% | 80 | 78 |
| rua Febo Moniz, 15 | Active | €575,000 | €4,228 | 32.9% | 85 | 90 |
| rua Doutor Teófilo Braga, 12 | Active | €990,000 | €8,534 | 35.4% | 85 | 82 |
| Median comp | €990,000 | €8,608 | 36.5% | 83 | 86 |
Long-term rental The property's location in Santa Maria Maior, close to amenities and employment hubs, makes it a prime candidate for long-term rental, providing stable cash flow opportunities in a desirable area. With a yield of 3.2% gross and a fair value significantly higher than the listing price, this investment presents a favorable entry point for long-term growth. Luxury market With a fair value of €989,865, this property positions itself in the luxury market segment, appealing to affluent buyers seeking spacious residences in central Lisbon. The strong neighborhood rating of 90/100 enhances its attractiveness, suggesting a lasting demand for upscale properties in this locale. Buy-and-hold A buy-and-hold strategy is well-suited for this property given its substantial gap to fair value at 26.8%, indicating potential for significant appreciation over time. The positive evaluation of the neighborhood and overall condition further supports a long-term investment approach in this steadily growing market. Not ideal for short-term rental While the property boasts a desirable location and good condition, its yield of 3.2% suggests it's not optimized for short-term rental returns. Considering the market dynamics, long-term tenants are likely to provide a more reliable income stream than transient guests in this context.
Economic sensitivity risk: Despite a strong economic stability score of 90/100, an unexpected downturn could still impact investment returns, as even stable markets are susceptible to fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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