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 55 m², energy rating C. Located on rua do Paraíso, São Vicente parish, Lisbon municipality, Lisbon district. This apartment offers immediate access to vibrant fado houses and local markets, immersing residents in the cultural heartbeat of Lisbon, while providing panoramic views of the iconic Tagus River.
The valuation. The asking price of €360,000 is significantly above the fair value of €119,297, indicating an overpriced property by €240,703 (66.9%). This adjustment highlights the disparity between market expectations and current valuations.
Fair value modelled at €119,297 from the area baseline, adjusted for condition and location. Asking €360,000 sits €240,703 (66.9%) above — overpriced versus fair value.
Asking €360,000 versus the rua do Paraíso area baseline of €276,320 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 77 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 90 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua do Paraíso
Area baseline €276,320 + condition +€2,750 + location +€12,487 = modelled fair value of €119,297 (€2,169/m²), a €240,703 (66.9%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Paraíso | Subject | €360,000 | €6,545 | — | 77 | 80 |
| São Vicente · 82c7ad | Active | €449,000 | €6,701 | 2.4% | 80 | 84 |
| largo dos Lóios | Active | €425,000 | €7,083 | 8.2% | 85 | 88 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 5.5% | 80 | 85 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 7.4% | 75 | 85 |
| Median comp | €437,000 | €6,866 | 4.9% | 80 | 85 |
Long-term rental The demand for long-term rentals in São Vicente is supported by its central location, but the property’s current price of €360,000 is substantially above its fair value of €119,297, indicating a 66.9% gap. With a gross yield of only 4%, the investment does not adequately compensate for the risk of being overpriced. Short-term vacation rental Although São Vicente benefits from a vibrant tourism scene, the €360,000 asking price is misaligned with its fair value of €119,297, creating a 66.9% discrepancy that suggests the property is overpriced. This affects the potential returns for short-term rentals, which may not be sustainable at this inflated valuation, causing concern for profitability. Buy-and-hold Investing for the long term in a central Lisbon neighborhood may seem appealing, yet the property's price of €360,000 far exceeds its fair value of €119,297, presenting a significant 66.9% overvaluation. This lack of alignment raises questions about its long-term appreciation potential, making it a less attractive buy-and-hold option. Not ideal for student housing Given the 66.9% gap between the listing price and fair value, this property is clearly overpriced, which diminishes its viability for accommodating students. While the neighborhood has good amenities, the high price point might deter the student demographic, making it an unsuitable choice for such rentals.
Economic Dependency The high economic stability score of 85 indicates a strong local economy, but the relatively lower tenant stability score of 80 suggests potential fluctuations in tenant retention, which may impact cash flow.
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