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 50 m², built in 1930, energy rating B. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features double-glazed windows for superior thermal and acoustic insulation, and a south-facing balcony offering scenic views of the historic Alfama district.
The valuation. The asking price of €270,000 is significantly higher than the fair value of €113,576, representing an excess of €156,424 (57.9%). This property is therefore classified as overpriced.
Fair value modelled at €113,576 from the area baseline, adjusted for condition and location. Asking €270,000 sits €156,424 (57.9%) above — overpriced versus fair value.
Asking €270,000 versus the São Vicente, Lisbon, Lisbon area baseline of €251,200 (€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 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 89/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €251,200 + condition +€4,219 + location +€14,758 = modelled fair value of €113,576 (€2,272/m²), a €156,424 (57.9%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 28b98f | Subject | €270,000 | €5,400 | — | 78 | 89 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 41.0% | 82 | 79 |
| rua Visconde de Santarém, 18 | Active | €480,000 | €5,455 | 1.0% | 81 | 82 |
| avenida Praia da Vitória | Active | €495,000 | €7,615 | 41.0% | 75 | 80 |
| rua General Justiniano Padrel, 12 | Active | €480,000 | €11,429 | 111.6% | 80 | 90 |
| Median comp | €487,500 | €7,615 | 41.0% | 81 | 81 |
Long-term rental The property is priced at €270,000, significantly above the fair value of €113,576, indicating an overpriced situation. With a gross yield of 4.6% and a neighbourhood score of 89/100, potential returns would be hindered by this inflated price point. Buy-and-hold Investing in this property for a buy-and-hold strategy is unadvisable as it is currently expensive, valued at €270,000 against a fair market value of €113,576. Despite the appealing neighbourhood score of 89/100, the high initial investment undermines the long-term value proposition. Luxury market Entering the luxury market through this apartment is not viable, given its listing price of €270,000 compared to the fair value of €113,576, marking it as overpriced. The property’s condition rated at 80/100 may attract buyers, but the substantial pricing gap makes it a risky investment in this segment.
Tenant turnover risk High tenant stability score of 80/100 indicates that while most tenants are likely to stay, there is still a potential for turnover that could impact rental income and property cash flow.
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