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.
3-bedroom, 2-bathroom apartment of 80 m², energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts two independent entrances, making it ideal for both residential living and professional office use, plus exclusive parking access for residents.
The valuation. The asking price of €640,000 significantly exceeds the fair value of €174,781, indicating an overpriced property by €465,219 (72.7%). This discrepancy raises concerns regarding the potential for profitability in the current market conditions.
Fair value modelled at €174,781 from the area baseline, adjusted for condition and location. Asking €640,000 sits €465,219 (72.7%) above — overpriced versus fair value.
Asking €640,000 versus the São Vicente, Lisbon, Lisbon area baseline of €401,920 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €401,920 + condition +€1,625 + location +€21,796 = modelled fair value of €174,781 (€2,185/m²), a €465,219 (72.7%) gap versus the €640,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 38b6be | Subject | €640,000 | €8,000 | — | 74 | 86 |
| Beato · 49b8e9 | Active | €410,000 | €5,467 | 31.7% | 72 | 81 |
| rua dos Açores, 53 | Active | €560,000 | €5,283 | 34.0% | 75 | 79 |
| avenida João Crisóstomo | Active | €1,190,000 | €7,346 | 8.2% | 78 | 83 |
| rua Eduardo Coelho | Active | €895,000 | €7,716 | 3.6% | 70 | 82 |
| Median comp | €727,500 | €6,407 | 19.9% | 74 | 82 |
Long-term rental The significant gap of 72.7% between the listing price of €640,000 and the fair value of €174,781 indicates that this property is overpriced and may not attract a sustainable long-term tenant base. At a gross yield of 2.6%, potential returns on this investment are far below acceptable market standards for long-term rentals in central Lisbon. Buy-and-hold Considering the high listing price and the significant disparity from fair value, investing in this property as a buy-and-hold strategy would not align with financial prudence. The current rental yield of 2.6% further suggests that holding onto this property may yield disappointing returns over time. Luxury market Despite being located in a desirable area of Lisbon, this property is overpriced at €640,000, which could deter potential buyers in the luxury market segment. The property’s fair value of €174,781 suggests that it fails to meet the expectations for luxury investments, potentially leading to a stagnant market performance.
Tenant Default Risk With a tenant stability score of 80/100, there is a moderate risk of defaults or late payments, which may lead to potential cash flow issues for the property owner.
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