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, 3-bathroom duplex of 198 m², built in 2009, energy rating C. Located on rua de Santa Engrácia, 3, São Vicente parish, Lisbon municipality, Lisbon district. This duplex features a central vacuum system, promoting efficient cleaning, and includes built-in wardrobes in both bedrooms, maximizing storage space in a stylish manner.
The valuation. The asking price of €550,000 is significantly above the fair value of €424,472, representing an overpricing of €125,528 (22.8%). As such, it does not present a sound investment opportunity in its current condition.
Fair value modelled at €424,472 from the area baseline, adjusted for condition and location. Asking €550,000 sits €125,528 (22.8%) above — overpriced versus fair value.
Asking €550,000 versus the rua de Santa Engrácia, 3 area baseline of €994,752 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua de Santa Engrácia, 3
Area baseline €994,752 + condition +€3,403 + location +€46,452 = modelled fair value of €424,472 (€2,144/m²), a €125,528 (22.8%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Engrácia, 3 | Subject | €550,000 | €2,778 | — | 74 | 81 |
| avenida Duque de Ávila, 45E | Active | €870,000 | €8,208 | 195.5% | 73 | 84 |
| rua de São Paulo | Active | €880,000 | €4,681 | 68.5% | 72 | 84 |
| rua de São Paulo | Active | €880,000 | €4,681 | 68.5% | 74 | 83 |
| avenida Defensores de Chaves, 23 | Active | €3,050,000 | €13,319 | 379.5% | 82 | 79 |
| Median comp | €880,000 | €6,445 | 132.0% | 74 | 84 |
Long-term rental The current listing price of €550,000 represents a 22.8% premium over the fair value of €424,472, indicating that this investment is overpriced. Despite the gross yield of 5.4% and the desirable neighborhood quality, the elevated price diminishes potential returns in the long-term rental market. Short-term vacation rental While the property benefits from a strong location in Lisbon and decent neighborhood ratings, the listing price exceeds fair value by 22.8%, marking it as overpriced. The expected return on investment is further compromised by the current market dynamics that may not support the premium price point for short-term rentals. Buy-and-hold The €550,000 asking price significantly overshoots the fair value estimate of €424,472, reflecting a 22.8% gap that classifies the investment as overpriced. Given the condition rating of 76/100, the property may struggle to meet long-term appreciation expectations under its current pricing. Not ideal for: Value-add renovation The existing condition score of 76/100 suggests that there is limited potential for value-add renovations, and combined with the overpriced nature of the listing, this strategy lacks appeal. Investing in a property that is already above fair market value further hinders the viability of any proposed renovation strategies.
Potential Economic Downturn A slight decline in economic stability with a score of 85/100 may lead to reduced tenant demand and increased vacancy rates, affecting rental income.
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