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, 2-bathroom duplex of 171 m², energy rating B. Located on rua Vítor Cordon, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex boasts an elegant small balcony with panoramic views of the Tagus River and includes high-end fixtures such as electric blackout curtains and a towel radiator.
The valuation. The asking price of €2,490,000 is significantly above fair value, which sits at €1,214,771, resulting in an overpricing of €1,275,229, or 105.0%. This property is considered overpriced based on current market conditions.
Fair value modelled at €1,214,771 from 6 comparable sales in the area. Asking €2,490,000 sits €1,275,229 (105.0%) above — overpriced versus fair value.
Asking €2,490,000 versus the rua Vítor Cordon area baseline of €1,144,973 (€6,696/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 €1,144,973, adjusted for condition and micro-location, gives a modelled fair value of €1,214,771 (€7,104/m²), a €1,275,229 (105.0%) gap versus the €2,490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vítor Cordon | Subject | €2,490,000 | €14,561 | — | 90 | 83 |
| avenida Engenheiro Duarte Pacheco | Active | €875,000 | €6,731 | 53.8% | 78 | 82 |
| rua Gomes Freire | Active | €1,450,000 | €7,323 | 49.7% | 82 | 83 |
| avenida da Liberdade | Active | €1,200,000 | €10,714 | 26.4% | 80 | 87 |
| São Vicente · a8ed03 | Active | €895,000 | €4,812 | 67.0% | 77 | 79 |
| Median comp | €1,047,500 | €7,027 | 51.7% | 79 | 83 |
Long-term rental This property offers a gross yield of only 1.6%, which is below the market average and indicates limited potential for sustainable rental income. With the current listing price significantly above fair value, it lacks the financial viability expected from a long-term rental investment. Buy-and-hold Given that the property is priced at €2,490,000 compared to a fair value of €1,214,771, the potential for capital appreciation in the long-term is diminished by its current overpricing. The modest yield of 1.6% further suggests that this is not an optimal buy-and-hold opportunity for investors seeking reliable returns. Short-term vacation rental While Santa Maria Maior is an attractive area for short-term rentals, the asking price of €2,490,000 presents a substantial risk due to a significant gap of 105% from fair value. The 1.6% yield does not adequately compensate for the investment risk in the short-term rental market, making this property overpriced for such a strategy.
[Tenant turnover risk] With a tenant stability score of only 60/100, there is a significant risk of higher turnover rates, potentially leading to increased vacancy and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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