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 75 m², built in 1988. Located São Vicente parish, Lisbon municipality, Lisbon district. This apartment boasts direct access to unique panoramic balconies that seamlessly integrate indoor and outdoor living, allowing residents to enjoy Lisbon's vibrant atmosphere from multiple vantage points.
The valuation. The asking price of €495,000 sits significantly above fair value of €154,112, which indicates it is overpriced by €340,888 (68.9%). This stark discrepancy suggests a need for negotiation to approach a more realistic purchasing price.
Fair value modelled at €154,112 from the area baseline, adjusted for condition and location. Asking €495,000 sits €340,888 (68.9%) above — overpriced versus fair value.
Asking €495,000 versus the São Vicente, Lisbon, Lisbon area baseline of €376,800 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 68 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 87/100 (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 €376,800 + condition -€8,789 + location +€21,001 = modelled fair value of €154,112 (€2,055/m²), a €340,888 (68.9%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 90d700 | Subject | €495,000 | €6,600 | — | 68 | 87 |
| avenida Visconde Valmor | Active | €355,000 | €5,635 | 14.6% | 68 | 85 |
| Arroios · f366a2 | Active | €260,000 | €5,098 | 22.8% | 70 | 82 |
| rua Afonso Galo, 29 | Active | €290,000 | €5,179 | 21.5% | 72 | 90 |
| avenida Marechal Francisco da Costa Gomes, 48 | Active | €450,000 | €5,769 | 12.6% | 70 | 80 |
| Median comp | €322,500 | €5,407 | 18.1% | 70 | 84 |
Long-term rental The property is overpriced at €495,000 compared to a fair value of €154,112, resulting in a substantial valuation gap of 68.9%. With a yield of only 3.2% gross, this investment does not offer attractive returns for long-term rentals. Luxury market While the property is situated in a highly rated neighbourhood (87/100), its listing price greatly exceeds the fair value, making it less appealing in the luxury market. The deviation from fair value indicates that potential buyers may view it as overpriced, limiting the property's allure to high-end investors. Buy-and-hold The prevailing valuation of €495,000 against a fair value of €154,112 signals a serious shortfall in investment sense, rendering it overpriced for a buy-and-hold strategy. The property’s 3.2% gross yield does not justify locking in capital at such an inflated price, leading to potential long-term holding challenges.
Potential Tenant Turnover Despite a relatively high tenant stability score of 80/100, there still exists a risk of turnover that could impact cash flow for the property, especially during economic fluctuations that might affect tenants' ability to maintain their leases.
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