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 86 m², energy rating F. Located on travessa Santo António À Graça, 4, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a spacious living room with attractive wooden flooring and excellent solar exposure, ensuring bright and inviting living areas throughout the day.
The valuation. The asking price of €410,000 significantly exceeds the fair value of €187,549, representing an overpricing of €222,451 (54.3%). This discrepancy suggests that the property may not be an attractive investment at its current listing.
Fair value modelled at €187,549 from the area baseline, adjusted for condition and location. Asking €410,000 sits €222,451 (54.3%) above — overpriced versus fair value.
Asking €410,000 versus the travessa Santo António À Graça, 4 area baseline of €432,064 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
travessa Santo António À Graça, 4
Area baseline €432,064 + condition +€3,359 + location +€21,478 = modelled fair value of €187,549 (€2,181/m²), a €222,451 (54.3%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa Santo António À Graça, 4 | Subject | €410,000 | €4,767 | — | 75 | 83 |
| calçada Agostinho de Carvalho, 9 | Active | €220,000 | €2,933 | 38.5% | 73 | 82 |
| Arroios · 1e62ef | Active | €420,000 | €4,000 | 16.1% | — | 80 |
| Campo de Ourique · 0900ea | Active | €450,000 | €5,357 | 12.4% | 80 | 82 |
| rua do Sol À Graça | Active | €338,000 | €4,225 | 11.4% | 76 | 83 |
| Median comp | €379,000 | €4,113 | 13.7% | 76 | 82 |
Long-term rental The property in São Vicente is overpriced by 54.3%, hindering the potential for attractive long-term rental returns despite the strong demand in the area. With a gross yield of only 4%, the investment does not justify the high purchase price relative to the fair value of €187,549. Buy-and-hold Given the substantial gap between the listing price and fair value, the buy-and-hold strategy for this property is not advisable at the moment. Although the neighborhood scores well in condition and amenities, the purchase price significantly overshadows its fair value. Luxury market This 2-bed apartment is positioned in an attractive neighborhood with near-sufficient amenities, but its current pricing places it firmly in the overpriced category. Investing in the luxury market with this property does not align with the underlying value assessment, making it a less strategic choice for potential buyers. Not ideal for short-term rental The high asking price fundamentally conflicts with the property’s potential as a short-term rental investment due to its significant overvaluation. The demand dynamics and vacancy rates suggest a better-suited strategy, yet the pricing remains prohibitive for this market segment.
Tenant turnover risk The tenant stability score of 70/100 suggests potential volatility in occupancy rates, which could lead to increased vacancy periods and associated costs.
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