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, 2-bathroom apartment of 70 m², built in 1988, energy rating E. Located on rua do Mato Grosso, 12, São Vicente parish, Lisbon municipality, Lisbon district. One noteworthy feature is the apartment's high ceilings that enhance natural light and spaciousness, while the charming façade adorned with Portuguese tiles adds significant character to the property.
The valuation. The asking price of €369,000 is significantly above the fair value of €151,614, representing an overpricing of €217,386 (58.9%). This discrepancy suggests caution for potential investors. Buy-to-flip angle. A quick resale strategy may not yield significant profits due to the current asking price being overpriced, making a flip challenging without substantial renovation or market improvement. Buy-to-let angle. However, with an estimated gross yield of 4% and expected monthly rental income of €1,230, this property could be a viable long-term rental option in the high-demand Lisbon market.
Fair value modelled at €151,614 from the area baseline, adjusted for condition and location. Asking €369,000 sits €217,386 (58.9%) above — overpriced versus fair value.
Asking €369,000 versus the rua do Mato Grosso, 12 area baseline of €351,680 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Mato Grosso, 12
Area baseline €351,680 + condition +€3,281 + location +€15,893 = modelled fair value of €151,614 (€2,166/m²), a €217,386 (58.9%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Mato Grosso, 12 | Subject | €369,000 | €5,271 | — | 75 | 80 |
| travessa das Mónicas, 59 | Active | €990,000 | €9,706 | 84.1% | 72 | 91 |
| rua do Sol À Graça, 26 | Active | €365,000 | €6,083 | 15.4% | 78 | 80 |
| calçada do Combro | Active | €485,000 | €7,029 | 33.3% | 75 | 80 |
| rua Lopes S / N | Active | €367,000 | €4,588 | 13.0% | 76 | 81 |
| Median comp | €426,000 | €6,556 | 24.4% | 76 | 81 |
Long-term rental The current listing price of €369,000 significantly exceeds the fair value of €151,614, indicating that the property is overpriced by 58.9%. This high valuation translates to a gross yield of only 4%, which is not attractive for long-term rental investors in a competitive market. Luxury market Although the apartment is situated in a desirable location with an 80/100 neighbourhood rating, the substantial gap between the listing price and fair value suggests that it does not align with prudent luxury market investment strategies. Buyers should exercise caution, as the property being overpriced may hinder its attractiveness to affluent clients seeking value. Buy-and-hold The property is listed well above its fair value, presenting a challenging investment scenario for buy-and-hold strategies, especially with only a 4% gross yield. Investors should be wary of committing to a long-term investment in a property that is fundamentally overpriced, as it may not appreciate as expected over time.
Economic Vulnerability The economic stability score of 85 suggests a strong market, but the tenant stability score of 75 indicates potential fluctuations in tenant retention, which could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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