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 68 m², built in 1980, energy rating D. Located on rua da Cruz de Santa Apolónia, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's entrance hall includes a pantry and a water heater, optimizing storage and space efficiency in the compact layout.
The valuation. The asking price of €295,000 is significantly higher than the fair value of €137,122, representing an overpricing of €157,878, or 53.5%. This suggests that the property is not a sound investment opportunity.
Fair value modelled at €137,122 from the area baseline, adjusted for condition and location. Asking €295,000 sits €157,878 (53.5%) above — overpriced versus fair value.
Asking €295,000 versus the rua da Cruz de Santa Apolónia area baseline of €341,632 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 65 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua da Cruz de Santa Apolónia
Area baseline €341,632 + condition -€9,031 + location +€17,497 = modelled fair value of €137,122 (€2,016/m²), a €157,878 (53.5%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cruz de Santa Apolónia | Subject | €295,000 | €4,338 | — | 68 | 84 |
| Santa Maria Maior · 6d55c2 | Active | €185,000 | €4,405 | 1.5% | 70 | 89 |
| Santa Maria Maior · 82c750 | Active | €220,000 | €4,400 | 1.4% | 65 | 86 |
| Santa Maria Maior · 937377 | Active | €234,000 | €4,875 | 12.4% | — | 91 |
| calçada do Carrascal S / N | Active | €245,000 | €4,900 | 12.9% | 65 | 81 |
| Median comp | €227,000 | €4,640 | 7.0% | 65 | 88 |
Long-term rental This 1-bed apartment in São Vicente, listed at €295,000, has a significant gap of 53.5% above the fair value of €137,122, indicating it is overpriced for potential long-term rental yields. With a gross yield of 4.7%, the financial dynamics suggest a lower return on investment compared to similar properties in the area. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable, as its listing price far exceeds the fair value and its attractive 84/100 neighbourhood rating does not compensate for the 53.5% overpricing. The current market conditions indicate that holding this asset could lead to lost capital appreciation over time. Luxury market Positioning this apartment in the luxury market is unlikely to be successful, given its €295,000 asking price is significantly above its fair value of €137,122, resulting in a property that is clearly overpriced. Despite its decent condition score of 67/100, the valuation does not align with luxury investment standards in Lisbon. Short-term vacation rental This property is not ideal for a short-term vacation rental due to the strong indication of being overpriced at €295,000, whereas its fair value is considerably lower at €137,122. Additionally, the yield of 4.7% fails to attract the desired returns typically associated with successful short-term rentals in prime locations.
Tenant turnover risk High tenant turnover could impact cash flow stability, especially with a tenant stability score of 80/100 indicating potential challenges in maintaining long-term tenants.
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