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, 1-bathroom house of 52 m², energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property is just a 5-minute walk to both Praça do Giraldo and the University of Évora, making it an ideal location for student rentals.
The valuation. The asking price of €169,500 sits €53,673 (31.7%) above the fair value of €115,827, making this property overpriced. Investors should approach with caution given the significant discrepancy between price and fair value.
Fair value modelled at €115,827 from the area baseline, adjusted for condition and location. Asking €169,500 sits €53,673 (31.7%) above — overpriced versus fair value.
Asking €169,500 versus the São Vicente, Lisbon, Lisbon area baseline of €261,248 (€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 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €261,248 + condition +€4,063 + location +€13,380 = modelled fair value of €115,827 (€2,227/m²), a €53,673 (31.7%) gap versus the €169,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 28bb49 | Subject | €169,500 | €3,260 | — | 78 | 84 |
| Santa Maria Maior · 0902ce | Active | €750,000 | €3,769 | 15.6% | 70 | 76 |
| Avenidas Novas · d7a443 | Active | €600,000 | €11,538 | 254.0% | 75 | 82 |
| Avenidas Novas · f36594 | Active | €6,000,000 | €4,819 | 47.8% | 72 | 85 |
| calçada dos Barbadinhos, 160 | Active | €310,000 | €5,741 | 76.1% | 70 | 83 |
| Median comp | €675,000 | €5,280 | 62.0% | 71 | 83 |
Long-term rental The property is overpriced at €169,500 compared to a fair value of €115,827, indicating a significant gap of 31.7%. With a gross yield of 8.5%, the potential returns may not justify the investment given the excess price. Buy-and-hold Investing in this property is not advisable due to its overvaluation, as the current listing reflects a significant markup over its fair value. While the neighbourhood scores 84/100, making it an attractive area, this alone does not compensate for the high purchase price. Luxury market Entering the luxury market with this property is problematic, given its pricing at €169,500, which is misaligned with its fair value of €115,827. The condition rating of 80/100 suggests the property holds some appeal, yet the excessive price undermines its potential in the luxury segment.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could disrupt cash flow and necessitate additional leasing costs.
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