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, 1-bathroom apartment of 52 m² on the 2nd floor, energy rating F. Located Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment is legalized as a hostel, providing potential for short-term rental income in a highly sought-after tourist location in Lisbon.
The valuation. The asking price of €485,000 is significantly above the fair value of €252,455, representing an overpricing of €232,545 (92.1%). This discrepancy suggests that investors should approach with caution before committing to this property.
Fair value modelled at €252,455 from 6 comparable sales in the area. Asking €485,000 sits €232,545 (92.1%) above — overpriced versus fair value.
Asking €485,000 versus the Santa Maria Maior, Lisbon, Lisbon area baseline of €243,943 (€4,691/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €243,943, adjusted for condition and micro-location, gives a modelled fair value of €252,455 (€4,855/m²), a €232,545 (92.1%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria Maior · 76b21c | Subject | €485,000 | €9,327 | — | 60 | 90 |
| Arroios · 1e62ef | Active | €420,000 | €4,000 | 57.1% | — | 80 |
| rua do Sol À Graça | Active | €338,000 | €5,281 | 43.4% | 60 | 83 |
| travessa Santa Marta, 11 | Active | €310,000 | €4,429 | 52.5% | 65 | 88 |
| Santa Maria Maior · 1e617b | Active | €240,000 | €3,692 | 60.4% | — | 83 |
| Median comp | €324,000 | €4,215 | 54.8% | 63 | 83 |
Long-term rental The 2-bed apartment in Santa Maria Maior is overpriced at €485,000 compared to a fair value of €252,455, presenting a significant 92.1% gap. With a gross yield of just 2.9%, this property lacks the financial appeal for long-term rental investment. Luxury market Despite its prime location and high quality of the neighborhood, the property is not well-positioned within the luxury market due to its excessive price relative to fair value. The overpriced nature at €485,000 limits potential upside and makes it less attractive for luxury buyers seeking value. Buy-and-hold Investing in this property for a buy-and-hold strategy would prove disadvantageous due to its significant overvaluation at €485,000 versus the fair value of €252,455. The low gross yield of 2.9% further suggests that potential rental income may not justify the investment cost in the long term.
Tenant turnover risk The tenant stability score of 80/100 suggests potential for higher turnover rates, which could impact cash flow if new tenants are not secured quickly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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