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.
4-bedroom, 3-bathroom duplex of 169 m², energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. This property features exclusive front river views and is situated next to the historic Water Museum, enhancing its cultural and scenic appeal.
The valuation. The asking price of €960,000 is significantly above the fair value of €374,836, resulting in an overvaluation of €585,164 (61.0%). This property is overpriced, indicating that potential buyers should approach with caution.
Fair value modelled at €374,836 from the area baseline, adjusted for condition and location. Asking €960,000 sits €585,164 (61.0%) above — overpriced versus fair value.
Asking €960,000 versus the São Vicente, Lisbon, Lisbon area baseline of €849,056 (€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 78/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €849,056 + condition +€19,277 + location +€35,812 = modelled fair value of €374,836 (€2,218/m²), a €585,164 (61.0%) gap versus the €960,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 4d43f7 | Subject | €960,000 | €5,680 | — | 80 | 78 |
| rua de São Mamede | Active | €1,795,000 | €8,122 | 43.0% | 78 | 82 |
| rua António Maria Cardoso S / N | Active | €1,900,000 | €7,819 | 37.6% | 76 | 82 |
| avenida Praia da Vitória | Active | €1,358,000 | €7,073 | 24.5% | 75 | 83 |
| alameda Dom Afonso Henriques | Active | €1,300,000 | €6,667 | 17.4% | 85 | 81 |
| Median comp | €1,576,500 | €7,446 | 31.1% | 77 | 82 |
Long-term rental This 4-bed duplex in São Vicente, with a gross yield of only 2.5%, suggests that potential cash flow may be insufficient to justify the €960,000 listing price. The significant 61.0% gap between market value and fair value indicates that this investment is overpriced and unlikely to provide attractive returns in the long run. Short-term vacation rental As a short-term vacation rental, the property’s 2.5% gross yield and €960,000 asking price raise concerns about profitability, especially given the considerable 61.0% markup over the fair value. Thus, the current valuation implies that it may not be an ideal option within Lisbon’s competitive market. Buy-and-hold Holding onto this duplex for the long term is questionable, particularly with a substantial gap of 61.0% from its fair value at €374,836, which positions the property as overpriced. Given its average condition and yield, it’s unlikely to appreciate sufficiently to compensate for the excessive entry price. Not ideal for: Value-add renovation The property’s current condition rating of 82/100 limits the potential for significant value-enhancing renovations, thus making the €960,000 price excessively high. Investing in renovations would not create a favorable return on investment due to the existing overvaluation of the property.
Tenant turnover risk The tenant stability score of 65/100 suggests potential for higher turnover rates, which could lead to increased vacancy periods and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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