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 27 m² on the 1st floor, energy rating D. Located on beco de São Miguel, 39, Santa Maria Maior parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts three sides of windows, enhancing natural light and ventilation, while the updated plumbing ensures modern functionality amidst its historic charm.
The valuation. The asking price of €192,000 is significantly above the fair value of €135,161, representing an overvaluation of €56,839 (42.1%). This suggests that the current listing price is overpriced for potential buyers.
Fair value modelled at €135,161 from 6 comparable sales in the area. Asking €192,000 sits €56,839 (42.1%) above — overpriced versus fair value.
Asking €192,000 versus the beco de São Miguel, 39 area baseline of €128,267 (€4,751/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €128,267, adjusted for condition and micro-location, gives a modelled fair value of €135,161 (€5,006/m²), a €56,839 (42.1%) gap versus the €192,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco de São Miguel, 39 | Subject | €192,000 | €7,111 | — | 68 | 83 |
| rua das Escolas Gerais, 34 | Active | €397,750 | €4,323 | 39.2% | 63 | 81 |
| rua de São Miguel | Active | €300,000 | €4,286 | 39.7% | 60 | 84 |
| Arroios · f5ebe5 | Active | €345,000 | €4,929 | 30.7% | 72 | 80 |
| São Vicente · 5e639f | Active | €349,900 | €7,445 | 4.7% | — | 83 |
| Median comp | €347,450 | €4,626 | 34.9% | 63 | 82 |
Long-term rental The property is overpriced at €192,000 compared to the fair value of €135,161, indicating potential profitability challenges in achieving a sustainable cash flow. With a gross yield of 5.2%, the return may not justify such a high entry price in a competitive rental market. Buy-and-hold The substantial gap of 42.1% above fair value suggests that long-term capital appreciation may be compromised, especially as rental demand could be undercut by the inflated entry cost. An assessment of the housing market dynamics in Santa Maria Maior further supports the view that long-term investment in this property is not advisable due to its high pricing relative to fair value. Short-term vacation rental While Santa Maria Maior offers an appealing location for tourists, the property's overpriced status at €192,000 is likely to diminish profit margins expected from short-term rentals. Additionally, given the 70/100 condition rating, potential maintenance costs further complicate the viability of this strategy at the current price point.
Tenant turnover risk Tenants may leave at a higher rate due to the Tenant stability score of 80/100, potentially impacting consistent rental income and overall profitability.
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