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 58 m², energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This stylish apartment boasts a balcony with attractive river views and is situated in a fully restored historic building in vibrant São Vicente, nearby iconic landmarks.
The valuation. The asking price of €379,900 is significantly higher than the fair value of €126,544, with an overpricing of €253,356 (66.7%). This property is considered overpriced based on current market conditions.
Fair value modelled at €126,544 from the area baseline, adjusted for condition and location. Asking €379,900 sits €253,356 (66.7%) above — overpriced versus fair value.
Asking €379,900 versus the São Vicente, Lisbon, Lisbon area baseline of €291,392 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €291,392 + condition +€4,078 + location +€12,729 = modelled fair value of €126,544 (€2,182/m²), a €253,356 (66.7%) gap versus the €379,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 938523 | Subject | €379,900 | €6,550 | — | 75 | 79 |
| São Vicente · 99f3b5 | Active | €379,900 | €9,498 | 45.0% | 85 | 81 |
| Penha de França · 9372da | Active | €549,000 | €7,732 | 18.1% | 76 | 84 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 11.7% | 82 | 78 |
| escadinhas da Barroca, 8 | Active | €390,000 | €5,417 | 17.3% | 80 | 85 |
| Median comp | €384,950 | €6,757 | 3.2% | 81 | 83 |
Long-term rental The property is overpriced at €379,900, compared to a fair value of €126,544, representing a 66.7% gap. With a gross yield of only 3.8%, the investment lacks sufficient return potential in the current market conditions. Buy-and-hold Given its current listing price, this buy-and-hold strategy may not deliver the expected returns, as the property is overvalued compared to fair market value. With a favorable neighbourhood score of 79/100, the location offers potential, but the high entry price raises concerns about long-term capital appreciation. Family rental Although the area has strong tenant quality and amenities, the €379,900 asking price makes this family rental strategy less appealing given the property is overpriced by 66.7%. While the condition and neighbourhood ratings are positive, the cost outweighs the rental yield potential at 3.8%. Short-term rental The property’s high listing price of €379,900, assessed against a fair value of €126,544, renders this strategy ineffective as it is overpriced. Regardless of proximity to employment hubs, the yield does not support the high costs associated with short-term rentals. Student housing Investing in this property for student housing is not advisable given its listing price of €379,900, which far exceeds the fair value of €126,544, pointing to an overpriced initiative. The high pricing inhibits the viability of this rental model, despite decent location amenities and tenant quality.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and additional costs associated with leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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