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 82 m², energy rating D. Located on praça das Flores, 7, Santo António parish, Lisbon municipality, Lisbon district. This property features a private terrace with morning sun and is located on a quiet, resident-only street, ensuring both tranquility and convenience in the heart of the city.
The valuation. The asking price of €550,000 is €73,276 (15.4%) above the fair value of €476,724. This indicates the property is overpriced, requiring careful consideration for potential investors.
Fair value modelled at €476,724 from 6 comparable sales in the area. Asking €550,000 sits €73,276 (15.4%) above — overpriced versus fair value.
Asking €550,000 versus the praça das Flores, 7 area baseline of €452,641 (€5,520/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €452,641, adjusted for condition and micro-location, gives a modelled fair value of €476,724 (€5,814/m²), a €73,276 (15.4%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores, 7 | Subject | €550,000 | €6,707 | — | 79 | 90 |
| rua Leite de Vasconcelos, 19 | Active | €370,000 | €5,781 | 13.8% | 75 | 82 |
| rua do Olival, 39 | Active | €330,000 | €4,648 | 30.7% | 75 | 80 |
| rua Marcos Portugal, 4 | Active | €550,000 | €8,462 | 26.2% | 80 | 82 |
| rua Arco do Carvalhão | Active | €380,000 | €5,846 | 12.8% | 80 | 81 |
| Median comp | €375,000 | €5,814 | 13.3% | 78 | 82 |
Long-term rental The current listing price of €550,000 exceeds the fair value by 15.4%, indicating it is overpriced for the long-term rental market. With a gross yield of only 3.4%, this investment may not provide attractive returns compared to other opportunities. Buy-and-hold At a listing price of €550,000, the property is overpriced above the fair value of €476,724, limiting its potential for capital appreciation in a buy-and-hold strategy. Given the current market conditions, holding onto an overpriced asset may not yield the expected benefits over time. Family rental This property, listed at €550,000 and overpriced by 15.4%, may not appeal to families seeking rental homes that offer better value in a competitive market. Although located in a desirable neighborhood with a good reputation, the inflated price undermines its attractiveness for family tenants.
Market Sensitivity The high economic stability score of 90 suggests resilience, but the tenant stability score of 85 indicates potential volatility in tenant retention, posing a risk in fluctuating market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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