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.
4-bedroom, 4-bathroom penthouse of 149 m² on the 4th floor, built in 1980, energy rating F. Located on rua da Escola Politécnica, Santo António parish, Lisbon municipality, Lisbon district. Private outdoor space of approximately 30 m² offers versatile potential as an office, studio, or recreation area, a rare feature in this desirable central Lisbon location.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €1,036,285, indicating an overpriced position by €163,715 (15.8%). Buy-to-flip angle. A wholesale strategy could involve renovating to enhance the luxurious appeal and then listing for a premium price in the high-demand market. Buy-to-let angle. With a gross yield of 2.7% estimated at €2,700 per month, long-term rental in this prime area could attract stable tenants seeking luxury accommodations in Lisbon.
Fair value modelled at €1,036,285 from 6 comparable sales in the area. Asking €1,200,000 sits €163,715 (15.8%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua da Escola Politécnica area baseline of €990,658 (€6,649/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is below the parish average, reducing 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 €990,658, adjusted for condition and micro-location, gives a modelled fair value of €1,036,285 (€6,955/m²), a €163,715 (15.8%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Escola Politécnica | Subject | €1,200,000 | €8,054 | — | 78 | 88 |
| Avenidas Novas · 95702a | Active | €1,990,000 | €6,792 | 15.7% | 80 | 79 |
| praça do Príncipe Real, 1 | Active | €890,000 | €3,560 | 55.8% | 70 | 83 |
| Santa Maria Maior · efdc2e | Active | €4,800,000 | €11,085 | 37.6% | 72 | 85 |
| Estrela · e835e8 | Active | €775,000 | €9,012 | 11.9% | 79 | 73 |
| Median comp | €1,440,000 | €7,902 | 1.9% | 76 | 81 |
Long-term rental The 4-bed penthouse in Santo António is currently listed at €1,200,000, which is 15.8% above its fair value of €1,036,285. With a gross yield of only 2.7%, potential returns are not compelling in this market, making the investment less attractive for long-term rental purposes. Short-term vacation rental While prime central Lisbon offers high demand for vacation rentals, the €1,200,000 asking price puts this penthouse at a disadvantage, being 15.8% above fair value. Given the lower yield of 2.7%, the potential profitability of short-term rentals may not meet expectations, indicating an overpriced situation. Luxury market In the competitive luxury market of Lisbon, the penthouse's listing at €1,200,000, which exceeds its fair value by 15.8%, may limit its desirability among high-end buyers. Despite its good condition and excellent neighborhood rating, the high price coupled with a low yield of 2.7% suggests this property is overpriced. Not ideal for: Student housing The penthouse is not suitable for student housing given its high asking price of €1,200,000, significantly above its fair value. The yield of 2.7% further confirms that this investment is not aligned with the more budget-conscious needs of student tenants.
Economic downturn risk A potential economic downturn could adversely affect tenant stability, as the current economic stability score of 90/100 indicates a strong economy but leaves room for volatility, highlighting a risk of increased vacancies if conditions change.
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