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 64 m², energy rating E. Located on rua do Paraíso, 106, São Vicente parish, Lisbon municipality, Lisbon district. This apartment features floor-to-ceiling windows that provide breathtaking views of the Tagus River, enhancing both the natural light and overall ambiance of the living space.
The valuation. The asking price of €390,000 is significantly above the fair value of €141,103, with a difference of €248,897, representing an increase of 63.8%. This property is considered overpriced and may not be a sound investment.
Fair value modelled at €141,103 from the area baseline, adjusted for condition and location. Asking €390,000 sits €248,897 (63.8%) above — overpriced versus fair value.
Asking €390,000 versus the rua do Paraíso, 106 area baseline of €321,536 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Paraíso, 106
Area baseline €321,536 + condition +€5,000 + location +€15,015 = modelled fair value of €141,103 (€2,205/m²), a €248,897 (63.8%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Paraíso, 106 | Subject | €390,000 | €6,094 | — | 78 | 81 |
| Beato · b7b578 | Active | €320,000 | €3,200 | 47.5% | 75 | 84 |
| rua Braamcamp Freire | Active | €362,500 | €4,265 | 30.0% | 78 | 83 |
| Arroios · 00196f | Active | €325,000 | €5,508 | 9.6% | 75 | 85 |
| rua da Regueira, 82 | Active | €259,000 | €6,816 | 11.8% | 78 | 91 |
| Median comp | €322,500 | €4,887 | 19.8% | 77 | 85 |
Long-term rental The current listing price of €390,000 represents a significant 63.8% premium over the fair value of €141,103, indicating that the property is overpriced for a long-term rental investment. With a gross yield of only 3.5%, the income potential does not justify this elevated valuation, making it a less attractive option for investors seeking stable rental returns. Buy-and-hold Investing in this property at €390,000, which exceeds its fair value by 63.8%, suggests a poor opportunity for a buy-and-hold strategy. The combination of the overpriced listing and a gross yield of 3.5% undermines the potential for long-term capital appreciation in the current market environment. Luxury market Listed at €390,000, this 1-bed apartment is overpriced relative to its fair value of €141,103, raising concerns about its fit in the luxury market segment. Potential buyers in this sector may expect higher returns on investment and superior value, making this property less appealing given its current financial metrics. Not ideal for: Student housing The pricing and market conditions suggest that at €390,000, the apartment is not a practical choice for student housing, particularly with a significant gap from its fair value. High pricing coupled with the property's limited appeal to students signals a mismatch for those seeking affordable rental options.
Tenant turnover risk With a tenant stability score of 75/100, there is a heightened risk of tenant turnover, which can impact cash flow and occupancy rates significantly.
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