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, 3-bathroom apartment of 196 m² on the 1st floor, built in 1939, energy rating C. Located Santo António parish, Lisbon municipality, Lisbon district. This apartment features a unique 21m² private garden with original mosaics and a fountain, providing an exclusive outdoor retreat in the heart of Lisbon.
The valuation. The asking price of €1,690,000 is significantly above the fair value of €1,147,863, placing it overpriced by €542,137 (47.2%). This discrepancy suggests potential investors should reconsider the financial viability of this property.
Fair value modelled at €1,147,863 from 6 comparable sales in the area. Asking €1,690,000 sits €542,137 (47.2%) above — overpriced versus fair value.
Asking €1,690,000 versus the Santo António, Lisbon, Lisbon area baseline of €1,069,399 (€5,456/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,069,399, adjusted for condition and micro-location, gives a modelled fair value of €1,147,863 (€5,856/m²), a €542,137 (47.2%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António · 2d8263 | Subject | €1,690,000 | €8,622 | — | 80 | 80 |
| rua do Paraíso | Active | €649,000 | €4,298 | 50.2% | 76 | 82 |
| Santa Maria Maior · 162529 | Active | €1,125,000 | €7,867 | 8.8% | 80 | 81 |
| alameda dos Oceanos | Active | €809,000 | €4,597 | 46.7% | 72 | 84 |
| avenida dos Estados Unidos da América | Active | €975,000 | €6,250 | 27.5% | 75 | 80 |
| Median comp | €892,000 | €5,424 | 37.1% | 76 | 82 |
Long-term rental The property in Santo António, Lisbon, priced at €1,690,000, is not aligned with its fair value of €1,147,863, illustrating an overpriced situation. Given the yield of just 2.3%, it falls short of delivering a compelling return for a long-term rental strategy. Short-term vacation rental While the vibrant location of the apartment in Lisbon indicates a potential for short-term vacation rentals, the fair value gap of 47.2% suggests the property is overpriced at €1,690,000. Consequently, the expected profitability from high occupancy rates may not justify the initial investment costs. Buy-and-hold Despite the attractive central location, the apartment's pricing at €1,690,000 significantly exceeds its fair value of €1,147,863, marking it as overpriced in the buy-and-hold scenario. This substantial gap reduces the potential for long-term appreciation in value, making it a less appealing investment choice. Not ideal for: Student housing The apartment's current valuation and condition do not support its use for student housing, indicating it is overpriced in any context. With better-suited investments available that align with the needs of student tenants, this property may not meet the necessary criteria.
Potential tenant turnover The tenant stability score of 80/100 indicates a moderate risk of turnover, which could lead to periods of vacancy and lost rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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