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, built in 1894, energy rating C. Located on rua do Vale de Santo António, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts double-glazed windows and electric blinds, enhancing both energy efficiency and privacy in a vibrant urban setting.
The valuation. The asking price of €499,900 is significantly above the fair value of €134,159, showing an overpricing of €365,741 (73.2%). This positions the property unappealingly for potential investors seeking value.
Fair value modelled at €134,159 from the area baseline, adjusted for condition and location. Asking €499,900 sits €365,741 (73.2%) above — overpriced versus fair value.
Asking €499,900 versus the rua do Vale de Santo António area baseline of €301,440 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua do Vale de Santo António
Area baseline €301,440 + condition +€6,563 + location +€14,076 = modelled fair value of €134,159 (€2,236/m²), a €365,741 (73.2%) gap versus the €499,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Vale de Santo António | Subject | €499,900 | €8,332 | — | 80 | 81 |
| rua das Farinhas S / N | Active | €925,000 | €6,514 | 21.8% | 78 | 85 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 30.6% | 82 | 78 |
| jardim de Arroi | Active | €599,000 | €5,076 | 39.1% | 72 | 78 |
| São Vicente · 99f3b5 | Active | €379,900 | €9,498 | 14.0% | 85 | 81 |
| Median comp | €489,450 | €6,148 | 26.2% | 80 | 80 |
Long-term rental The 73.2% gap versus fair value indicates that this property is overpriced at €499,900, making it an unattractive option for long-term rental investment. With a gross yield of only 2.9%, the return does not justify the elevated purchase price. Short-term vacation rental Investing in this apartment for short-term vacation rentals is not advisable as it is overpriced relative to its fair value of €134,159. The location in central Lisbon may attract tourists, but the high cost is likely to limit profitability. Buy-and-hold Holding this property as a buy-and-hold investment is not ideal given its significant overvaluation of 73.2% compared to its fair value. The current market dynamics do not support the high purchase price, diminishing long-term investment potential.
Tenant Default Risk The tenant stability score of 65/100 indicates a moderate risk of potential tenant defaults, which could lead to income instability for the property.
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