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.
1-bedroom, 1-bathroom apartment of 59 m² on the 5th floor, built in 2004, energy rating C. Located on rua Augusta, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This top-floor apartment features an exclusive upper-floor suite over 30 m², offering both privacy and stunning views of Lisbon's iconic skyline.
The valuation. The asking price of €700,000 exceeds the fair value of €421,950 by €278,050 (65.9%), indicating the property is overpriced. This discrepancy suggests potential challenges in recouping the investment at resale.
Fair value modelled at €421,950 from 6 comparable sales in the area. Asking €700,000 sits €278,050 (65.9%) above — overpriced versus fair value.
Asking €700,000 versus the rua Augusta area baseline of €399,150 (€6,765/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €399,150, adjusted for condition and micro-location, gives a modelled fair value of €421,950 (€7,152/m²), a €278,050 (65.9%) gap versus the €700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusta | Subject | €700,000 | €11,864 | — | 85 | 83 |
| rua Pedro Nunes | Active | €450,000 | €6,716 | 43.4% | 74 | 81 |
| rua Duque de Palmela | Active | €528,000 | €10,154 | 14.4% | 80 | 90 |
| rua Conceição da Glória | Active | €578,000 | €13,136 | 10.7% | 80 | 82 |
| rua da Cruz, 87 | Active | €349,000 | €6,585 | 44.5% | 75 | 82 |
| Median comp | €489,000 | €8,435 | 28.9% | 78 | 82 |
Long-term rental The current asking price of €700,000 significantly surpasses the fair value of €421,950, indicating a premium of 65.9% that could result in prolonged vacancy risks. With a low rental yield of 2.1%, this investment does not favor a long-term rental strategy in a market where returns are crucial for sustainability. Short-term vacation rental At €700,000, this property’s price is markedly higher than its fair value, creating a gap that suggests the potential for slower occupancy rates during off-peak seasons. While the neighbourhood has appealing amenities, the 2.1% gross yield is insufficient to justify such an overheated investment in the short-term rental market. Buy-and-hold With the property priced 65.9% above fair value, the significant gap poses doubts about future appreciation needed to justify the investment over time. The existing gross yield of 2.1% does not provide a compelling case for a buy-and-hold strategy, particularly in an overpriced market. Not ideal for: Student housing, Agricultural investment, Remote retreat
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, potentially leading to increased vacancy rates 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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