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, 1-bathroom apartment of 132 m² on the 3rd floor, built in 1941, energy rating D. Located on praça Duque de Saldanha, Avenidas Novas parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment showcases preserved 1941 period details such as herringbone parquet flooring and intricate moldings, contrasting with its outdated kitchen and bathroom finishes.
The valuation. The asking price of €860,000 sits €232,673 (37.1%) above the fair value of €627,327, suggesting that the property is overpriced in the current market.
Fair value modelled at €627,327 from 5 comparable sales in the area. Asking €860,000 sits €232,673 (37.1%) above — overpriced versus fair value.
Asking €860,000 versus the praça Duque de Saldanha area baseline of €714,712 (€5,414/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €714,712, adjusted for condition and micro-location, gives a modelled fair value of €627,327 (€4,752/m²), a €232,673 (37.1%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Duque de Saldanha | Subject | €860,000 | €6,515 | — | 60 | 84 |
| rua Angelina Vidal, 57 | Active | €585,000 | €4,680 | 28.2% | 72 | 78 |
| largo Mendonça e Costa, 9 | Active | €525,000 | €5,250 | 19.4% | 72 | 78 |
| avenida Mouzinho de Albuquerque | Active | €429,000 | €4,248 | 34.8% | 68 | 84 |
| avenida Defensores de Chaves, 42 | Active | €890,000 | €6,846 | 5.1% | 75 | 87 |
| Median comp | €555,000 | €4,965 | 23.8% | 72 | 81 |
Long-term rental This property, listed at €860,000, is priced 37.1% above the fair value of €627,327, indicating it is OVERPRICED. With a gross yield of 2.8% and a condition rating of 67/100, it may not attract the ideal long-term tenant due to its high price relative to the fair market value. Buy-and-hold The apartment's purchase price of €860,000 surpasses its fair value by 37.1%, marking it as OVERPRICED. While the location boasts strong economic activity and cultural significance, the potential for capital appreciation may not justify the current entry price. Luxury market Even within the luxury segment, this property is listed at €860,000, which is 37.1% higher than the fair value of €627,327, rendering it OVERPRICED. The central location in Lisbon may attract affluent buyers, yet the current pricing does not align with the perceived value based on the condition and yield metrics. Not ideal for: Student housing Given the property's price point and condition rating, it is clear that this apartment is OVERPRICED for student housing. The high financial threshold for entry will likely deter a market segment that typically prioritizes cost-effective living options.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for higher tenant turnover, which could impact cash flow and increase vacancy costs.
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