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 60 m², energy rating E. Located on rua do Sol À Graça, 26, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a charming 16m² backyard, enhancing outdoor space for relaxation, and is located within walking distance to essential amenities in the vibrant Graça neighborhood.
The valuation. The asking price of €365,000 significantly exceeds the fair value of €132,017 by €232,983 (63.8%). This indicates the property is overpriced and may not provide a favorable return on investment.
Fair value modelled at €132,017 from the area baseline, adjusted for condition and location. Asking €365,000 sits €232,983 (63.8%) above — overpriced versus fair value.
Asking €365,000 versus the rua do Sol À Graça, 26 area baseline of €301,440 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Sol À Graça, 26
Area baseline €301,440 + condition +€4,875 + location +€13,622 = modelled fair value of €132,017 (€2,200/m²), a €232,983 (63.8%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Sol À Graça, 26 | Subject | €365,000 | €6,083 | — | 78 | 80 |
| rua Braamcamp Freire | Active | €362,500 | €4,265 | 29.9% | 78 | 83 |
| Beato · b7b578 | Active | €320,000 | €3,200 | 47.4% | 75 | 84 |
| rua Tenente Raul Cascais | Active | €650,000 | €7,065 | 16.1% | 74 | 85 |
| rua Sousa Viterbo | Active | €399,000 | €3,093 | 49.2% | 74 | 80 |
| Median comp | €380,750 | €3,733 | 38.6% | 75 | 84 |
Long-term rental The 2-bed apartment in São Vicente is overpriced at €365,000, with a significant gap of 63.8% above its fair value of €132,017. Given the gross yield of 4%, the return on investment does not justify the high entry price, making this strategy less appealing. Short-term vacation rental Despite being located in a desirable area with strong amenities, the apartment's asking price indicates it is overpriced compared to the fair valuation of €132,017. The potential short-term rental yield is diminished as the current market price does not support a profitable investment in this segment. Luxury market As the apartment is priced at €365,000 while its fair value sits at €132,017, it is clearly overpriced and not a competitive offering in the luxury market. This substantial valuation gap would deter buyers looking for high-end properties that offer a better return on investment relative to their price point.
Tenant turnover risk A tenant stability score of 70/100 suggests a higher likelihood of tenant turnover, which may disrupt rental income and increase vacancy rates.
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