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 40 m², energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The open balcony offers a scenic river view, enhancing the apartment's charm, and the modern kitchen comes fully equipped with built-in appliances for convenience and efficiency.
The valuation. The asking price of €379,900 is significantly above fair value, sitting at €291,711 (76.8% overpriced) compared to the assessed fair value of €88,189. This indicates an inflated market position that merits caution for potential buyers.
Fair value modelled at €88,189 from the area baseline, adjusted for condition and location. Asking €379,900 sits €291,711 (76.8%) above — overpriced versus fair value.
Asking €379,900 versus the São Vicente, Lisbon, Lisbon area baseline of €200,960 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 85 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €200,960 + condition +€3,125 + location +€9,384 = modelled fair value of €88,189 (€2,205/m²), a €291,711 (76.8%) gap versus the €379,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 99f3b5 | Subject | €379,900 | €9,498 | — | 85 | 81 |
| Penha de França · 9372da | Active | €549,000 | €7,732 | 18.6% | 76 | 84 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 39.1% | 82 | 78 |
| escadinhas da Barroca, 8 | Active | €390,000 | €5,417 | 43.0% | 80 | 85 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 34.9% | 80 | 85 |
| Median comp | €380,000 | €5,984 | 37.0% | 80 | 85 |
Long-term rental The 2-bed apartment in São Vicente, priced at €379,900, presents a significant gap of 76.8% from its fair value of €88,189, indicating it is overpriced for long-term rental investment. With a gross yield of 3%, it fails to meet attractive investment thresholds, reducing potential cash flow. Buy-and-hold Investing in this overpriced property with a significant deviation from its fair value may hinder long-term capital appreciation potential. The current yield of 3% does not justify the high entry price relative to the market fundamentals, making it a risky buy-and-hold strategy. Family rental While the apartment is centrally located and holds a decent condition score of 80/100, the 76.8% markup over fair value suggests it is overpriced for family rental prospects. The expected return does not align with the investment’s elevated cost, limiting its appeal for family-oriented tenants.
Tenant turnover risk: With a tenant stability score of 80/100, there is a potential risk of increased tenant turnover affecting rental income stability.
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