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 67 m², energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. This apartment features a prime location just steps from iconic landmarks like the National Pantheon and São Jorge Castle, enhancing its investment potential and lifestyle appeal.
The valuation. The asking price of €449,000 significantly exceeds the fair value of €151,855 by €297,145 (66.2%), rendering the property overpriced. This discrepancy suggests a reconsideration of the investment's viability based on current market trends.
Fair value modelled at €151,855 from the area baseline, adjusted for condition and location. Asking €449,000 sits €297,145 (66.2%) above — overpriced versus fair value.
Asking €449,000 versus the São Vicente, Lisbon, Lisbon area baseline of €336,608 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €336,608 + condition +€7,852 + location +€17,240 = modelled fair value of €151,855 (€2,266/m²), a €297,145 (66.2%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 82c7ad | Subject | €449,000 | €6,701 | — | 80 | 84 |
| largo dos Lóios | Active | €425,000 | €7,083 | 5.7% | 85 | 88 |
| rua do Paraíso | Active | €360,000 | €6,545 | 2.3% | 77 | 80 |
| rua Vale de Santo António | Active | €379,000 | €9,718 | 45.0% | 80 | 84 |
| rua Cruzado Osberno, 11 | Active | €435,000 | €4,531 | 32.4% | 78 | 82 |
| Median comp | €402,000 | €6,814 | 1.7% | 79 | 83 |
Long-term rental The property’s listing price of €449,000 significantly exceeds its fair value of €151,855, highlighting a concerning 66.2% gap. With a gross yield of 3.3%, the risk associated with long-term tenancy in such an overpriced market is notably high. Short-term vacation rental Given the property’s central location and high condition rating of 83/100, it may seem appealing for short-term rentals; however, the €449,000 price tag indicates it is overpriced. The reduced yield of 3.3% reflects the unsustainable returns that can be expected in a market where property values do not align with fair value. Buy-and-hold The investment in this apartment at €449,000 does not align with its fair value of €151,855, positioning it as an overpriced asset for a buy-and-hold strategy. Investors should carefully consider the potential appreciation in value in an expensive property market where yield is only 3.3%. Not ideal for student housing With the property priced at €449,000, it is clear that this investment is overpriced for the student housing segment. The substantial gap from fair value makes it less attractive for long-term commitments typically sought in student rental markets.
Economic downturn risk A significant economic downturn could impact the property as the economic stability score is decent at 85/100, but any drop could lead to decreased tenant demand and potential vacancy risks.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Free — sign in to request
