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, 3-bathroom apartment of 160 m². Located Santo António parish, Lisbon municipality, Lisbon district. This apartment features a spacious private terrace-garden, rare in Lisbon's urban landscape, providing an inviting outdoor oasis for relaxation and entertaining.
The valuation. The asking price of €2,500,000 is significantly above the fair value of €1,521,753, representing an overvaluation of €978,247 (64.3%). This property is not priced within reach of its true market value.
Fair value modelled at €1,521,753 from 6 comparable sales in the area. Asking €2,500,000 sits €978,247 (64.3%) above — overpriced versus fair value.
Asking €2,500,000 versus the Santo António, Lisbon, Lisbon area baseline of €1,435,590 (€8,972/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 €1,435,590, adjusted for condition and micro-location, gives a modelled fair value of €1,521,753 (€9,511/m²), a €978,247 (64.3%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António · e5542e | Subject | €2,500,000 | €15,625 | — | 88 | 82 |
| Estrela · 19f84c | Active | €1,750,000 | €10,802 | 30.9% | 82 | 82 |
| avenida da Liberdade | Active | €580,000 | €8,286 | 47.0% | 79 | 85 |
| São Domingos de Benfica · f35dc4 | Active | €639,000 | €6,588 | 57.8% | 77 | 80 |
| Santa Maria Maior · c17a1c | Active | €4,500,000 | €18,672 | 19.5% | 80 | 86 |
| Median comp | €1,194,500 | €9,544 | 38.9% | 80 | 84 |
Long-term rental This 2-bed apartment in Santo António is priced significantly above its fair value, which compromises potential returns, as indicated by a 1.5% gross yield. With a fair value gap of 64.3%, it is unlikely to attract long-term tenants at the current asking price. Short-term vacation rental The current pricing of €2,500,000 for this apartment limits profitability in the short-term vacation rental market, as the projected yield remains low at 1.5%. Given the fair value is set at €1,521,753, the property appears overpriced for transient rental opportunities. Buy-and-hold Given the substantial gap between the purchase price and fair value, this apartment's buy-and-hold strategy is hindered by its 64.3% overpricing, which limits long-term appreciation potential. The current valuation significantly diminishes its attractiveness as a stable investment over time.
Tenant turnover risk A tenant stability score of 80/100 indicates a possibility of moderate tenant turnover, which could impact cash flow stability and lead to potential vacancy 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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