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, 2-bathroom penthouse of 100 m², built in 2017, energy rating A. Located on rua da Bela Vista À Graça, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This penthouse boasts a spectacular 16.6 m² south-facing terrace perfect for outdoor entertaining, offering stunning panoramic views of the Rio Tejo and abundant natural light throughout.
The valuation. The asking price of €750,000 is substantially above the fair value of €216,904, representing a premium of €533,096 or 71.1%. This property is deemed overpriced as it fails to reflect the intrinsic market value.
Fair value modelled at €216,904 from the area baseline, adjusted for condition and location. Asking €750,000 sits €533,096 (71.1%) above — overpriced versus fair value.
Asking €750,000 versus the rua da Bela Vista À Graça area baseline of €502,400 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 73 · Materials 84 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua da Bela Vista À Graça
Area baseline €502,400 + condition +€5,000 + location +€22,704 = modelled fair value of €216,904 (€2,169/m²), a €533,096 (71.1%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Bela Vista À Graça | Subject | €750,000 | €7,500 | — | 73 | 80 |
| praça da Alegria | Active | €750,000 | €7,576 | 1.0% | 75 | 82 |
| rua São José, 150 | Active | €510,000 | €11,591 | 54.5% | 73 | 89 |
| rua da Atalaia | Active | €475,000 | €6,985 | 6.9% | 80 | 77 |
| rua da Atalaia, 88 | Active | €485,000 | €7,132 | 4.9% | 78 | 80 |
| Median comp | €497,500 | €7,354 | 1.9% | 77 | 81 |
Long-term rental This 1-bed penthouse in São Vicente is overpriced, with a 71.1% gap to fair value, making it a less attractive option for long-term rental investments. The gross yield of 2.1% is insufficient to justify the elevated purchase price relative to rental income potential. Buy-and-hold Although the central location in Lisbon may provide some advantages, the property is overpriced, presenting significant risk for a buy-and-hold strategy. The current valuation shows a sizable gap to fair value, leading to concerns about future appreciation and return on investment. Luxury market Entering the luxury market with this penthouse is not advisable, as its valuation at €750,000 is considerably above the fair value of €216,904. The high premium attached to this property may limit its appeal in a competitive luxury landscape, especially given the low yield potential and large disparity from fair market value.
Economic volatility risk The high economic stability score of 90/100 indicates a resilient economy; however, tenant stability at 80/100 suggests that there may be potential fluctuations in tenant demand, which could impact cash flow.
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