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.
3-bedroom, 2-bathroom apartment of 88 m². Located on rua Fernão de Magalhães, 1, São Vicente parish, Lisbon municipality, Lisbon district. This renovated apartment features a closed interior balcony that enhances storage options while providing a tranquil space with a river view.
The valuation. The asking price of €499,000 is significantly higher than the fair value of €197,317, representing an overvaluation of €301,683 (60.5%). This property should be approached with caution due to its inflated price.
Fair value modelled at €197,317 from the area baseline, adjusted for condition and location. Asking €499,000 sits €301,683 (60.5%) above — overpriced versus fair value.
Asking €499,000 versus the rua Fernão de Magalhães, 1 area baseline of €442,112 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Fernão de Magalhães, 1
Area baseline €442,112 + condition +€10,175 + location +€20,646 = modelled fair value of €197,317 (€2,242/m²), a €301,683 (60.5%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernão de Magalhães, 1 | Subject | €499,000 | €5,670 | — | 80 | 81 |
| Arroios · 6fb8e0 | Active | €520,000 | €4,000 | 29.5% | 82 | 78 |
| Avenidas Novas · 090166 | Active | €795,000 | €5,483 | 3.3% | 76 | 86 |
| Penha de França · 4bc016 | Active | €498,000 | €4,788 | 15.6% | 80 | 82 |
| rua Quirino da Fonseca, 3 | Active | €712,000 | €6,473 | 14.1% | 73 | 85 |
| Median comp | €616,000 | €5,136 | 9.4% | 78 | 84 |
Long-term rental The property's listing price of €499,000 significantly exceeds its fair value of €197,317, indicating that it is overpriced for long-term rental purposes. With a gross yield of only 3.4%, investors may find better opportunities in this high-demand Lisbon market. Buy-and-hold Given the 60.5% gap from fair value, this property does not present a sound buy-and-hold investment option, as the current price does not align with market expectations. Investors should consider alternative properties that offer better value appreciation potential in Lisbon's thriving real estate sector. Short-term vacation rental At a listing price of €499,000 versus a fair value of €197,317, this property is overpriced and may struggle to perform effectively in the short-term vacation rental market. Additionally, the gross yield of 3.4% suggests limited profitability in an increasingly competitive rental landscape. Not ideal for: Student housing, Luxury market, Value-add renovation The high price relative to fair value makes it unsuitable as a student housing investment or for luxury market aspirations. Moreover, opportunities for value-add renovations are diminished by the elevated acquisition cost, leaving little room for profitable improvements.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could impact cash flow and occupancy rates.
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