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.
5-bedroom, 2-bathroom apartment of 157 m², energy rating D. Located on rua Leite de Vasconcelos, 49, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts 3.40-meter-high ceilings with original moldings that exemplify the traditional Lisbon architectural charm blended with modern renovations.
The valuation. The asking price of €859,000 sits €520,423 (60.6%) above the fair value of €338,577, indicating that the property is overpriced. This significant discrepancy suggests caution for potential investors. Buy-to-flip angle. A buy-to-flip strategy may not be effective here, as resale potential is limited due to the inflated asking price. Investors should consider renovation costs and market conditions before proceeding. Buy-to-let angle. The estimated gross yield of 2.7% with monthly rental income of approximately €1,933 suggests modest returns. While the location in central Lisbon offers rental demand, the yield may not justify the high purchase price.
Fair value modelled at €338,577 from the area baseline, adjusted for condition and location. Asking €859,000 sits €520,423 (60.6%) above — overpriced versus fair value.
Asking €859,000 versus the rua Leite de Vasconcelos, 49 area baseline of €788,768 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · 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 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Leite de Vasconcelos, 49
Area baseline €788,768 + condition +€5,888 + location +€35,645 = modelled fair value of €338,577 (€2,157/m²), a €520,423 (60.6%) gap versus the €859,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Leite de Vasconcelos, 49 | Subject | €859,000 | €5,471 | — | 74 | 80 |
| avenida Almirante Gago Coutinho | Active | €750,000 | €5,102 | 6.7% | 75 | 80 |
| Estrela · 0900c0 | Active | €869,900 | €4,416 | 19.3% | 70 | 85 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 5.1% | 65 | 85 |
| praça José In Arroios | Active | €650,000 | €5,417 | 1.0% | 65 | 91 |
| Median comp | €720,000 | €5,260 | 3.9% | 68 | 85 |
Long-term rental Given the property's listing price of €859,000, which is 60.6% above its fair value of €338,577, this apartment is not suitable for long-term rental investment. The gross yield of 2.7% indicates limited return potential, making it an unappealing option in the current market. Short-term vacation rental Despite the high demand for short-term vacation rentals in central Lisbon, the 60.6% gap from fair value suggests that this property is overpriced at €859,000. The current yield of 2.7% fails to justify the premium price, limiting its attractiveness to investors in the vacation rental market. Buy-and-hold The 5-bed apartment's valuation of €859,000 is significantly higher than the fair value of €338,577, indicating that this asset is overpriced for a buy-and-hold strategy. With a gross yield of only 2.7%, the long-term revenue potential does not align with the investment cost, making it a less favorable choice for investors looking for appreciation over time.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and additional costs related to leasing and marketing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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