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 49 m² on the 2nd floor, energy rating A. Located on rua dos Sapadores, 113, São Vicente parish, Lisbon municipality, Lisbon district. This apartment features a unique, custom-built shelving unit in the living area, adding both functionality and a touch of modern aesthetics.
The valuation. The asking price of €610,000 significantly exceeds the fair value of €96,705 by €513,295 (84.1%), indicating that this property is overpriced. This disparity suggests that investors should be cautious before proceeding.
Fair value modelled at €96,705 from the area baseline, adjusted for condition and location. Asking €610,000 sits €513,295 (84.1%) above — overpriced versus fair value.
Asking €610,000 versus the rua dos Sapadores, 113 area baseline of €246,176 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 62 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 87/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Sapadores, 113
Area baseline €246,176 + condition -€9,723 + location +€13,721 = modelled fair value of €96,705 (€1,974/m²), a €513,295 (84.1%) gap versus the €610,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Sapadores, 113 | Subject | €610,000 | €12,449 | — | 65 | 87 |
| rua São José, 150 | Active | €510,000 | €11,591 | 6.9% | 73 | 89 |
| Arroios · 1e60fe | Active | €310,000 | €5,000 | 59.8% | 72 | 92 |
| Arroios · 1e623d | Active | €490,000 | €5,765 | 53.7% | — | 88 |
| Arroios · 1e618b | Active | €310,000 | €5,636 | 54.7% | — | 90 |
| Median comp | €400,000 | €5,701 | 54.2% | 73 | 90 |
Long-term rental The 1-bed apartment in São Vicente is priced at €610,000, creating an 84.1% gap from its fair value of €96,705, indicating it is overpriced. With a gross yield of only 2%, this property lacks the financial justification needed for a long-term rental investment. Luxury market Although located in a prime area of Lisbon with a strong neighbourhood score of 87/100, the significant price of €610,000 compared to the fair value of €96,705 suggests that this property is overpriced. The perceived luxury and high demand do not align with its low yield and high valuation, making it a risky choice for luxury market investing. Buy-and-hold This investment strategy is challenged by the property's overvaluation at €610,000, significantly above the fair value of €96,705, resulting in an 84.1% depreciation risk. A buy-and-hold approach might not yield desirable returns considering the low gross yield of 2% alongside its financial discrepancies.
Tenant turnover risk: With a tenant stability score of 85/100, there is a moderate risk of higher-than-expected turnover, potentially affecting cash flow.
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