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 apartment of 80 m², energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a 12 m² private yard, providing a rare outdoor space in Lisbon's historical center, ideal for leisure or gardening. Location: Situated near the vibrant Miradouro da Graça, enhancing both lifestyle and investment potential.
The valuation. The asking price of €330,000 is significantly above the fair value of €161,761, presenting a €168,239 (51.0%) premium. Verdict: overpriced. Buy-to-flip angle. This property can be resold after minimal upgrades, leveraging its high-quality finishes in the kitchen and bathrooms to attract buyers, targeting a profitable flip strategy. Buy-to-let angle. With an estimated rental income of €1,348/month and a gross yield of 4.9%, this investment suits a long-term rental strategy in a prime location, ensuring strong demand from tenants.
Fair value modelled at €161,761 from the area baseline, adjusted for condition and location. Asking €330,000 sits €168,239 (51.0%) above — overpriced versus fair value.
Asking €330,000 versus the São Vicente, Lisbon, Lisbon area baseline of €401,920 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 60 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 87/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €401,920 + condition -€12,000 + location +€22,401 = modelled fair value of €161,761 (€2,022/m²), a €168,239 (51.0%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 4d4585 | Subject | €330,000 | €4,125 | — | 60 | 87 |
| rua Marcos Portugal | Active | €518,000 | €7,400 | 79.4% | 72 | 90 |
| rua Capitão Roby, 37 | Active | €275,000 | €4,231 | 2.6% | 75 | 82 |
| rua Coronel Luna de Oliveira | Active | €450,000 | €5,625 | 36.4% | 65 | 81 |
| Santa Maria Maior · 93712e | Active | €399,000 | €5,700 | 38.2% | 75 | 80 |
| Median comp | €424,500 | €5,663 | 37.3% | 74 | 82 |
Long-term rental The 2-bed apartment in São Vicente, listed at €330,000, is significantly overpriced at a gap of 51.0% from its fair value of €161,761. Despite the strong tenant pool and favorable amenities in the area, the current price does not justify a sustainable long-term rental investment, particularly given the gross yield of 4.9%. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its significant overpricing, with a fair value gap of 51.0%. While the prime location offers strong potential, the €330,000 price tag limits the investment's upside and overall financial viability. Luxury market Entering the luxury market with this property is questionable as it is overpriced at €330,000, 51.0% above its fair value of €161,761. Although the neighborhood is appealing and the quality of life is good, the high price does not align with luxury market expectations, which typically require more prestigious offerings. Not ideal for student housing This property is not a suitable investment for student housing due to its significant overvaluation, listed at €330,000 against a fair value of €161,761. The high entrance price does not reflect the typical returns expected in the student rental market, which prioritizes affordability for tenants.
Tenant Stability Risk With a tenant stability score of 80/100, there is a moderate risk of tenant turnover, which could lead to potential fluctuations in rental income and property vacancy periods.
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