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 47 m², energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a modern open-plan design that seamlessly connects the living area to a private balcony with a picturesque river view, enhancing the overall appeal and lifestyle experience.
The valuation. The asking price of €379,900 is significantly above the fair value of €105,339, representing an overpricing of €274,561 (72.3%). This suggests that the property is not a sound investment at the current asking price.
Fair value modelled at €105,339 from the area baseline, adjusted for condition and location. Asking €379,900 sits €274,561 (72.3%) above — overpriced versus fair value.
Asking €379,900 versus the São Vicente, Lisbon, Lisbon area baseline of €236,128 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €236,128 + condition +€3,966 + location +€12,449 = modelled fair value of €105,339 (€2,241/m²), a €274,561 (72.3%) gap versus the €379,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 93860c | Subject | €379,900 | €8,083 | — | 75 | 85 |
| rua Vale de Santo António | Active | €379,000 | €9,718 | 20.2% | 80 | 84 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 23.5% | 80 | 85 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 13.0% | 75 | 85 |
| rua do Vale de Santo António | Active | €379,900 | €6,550 | 19.0% | 83 | 83 |
| Median comp | €379,450 | €6,791 | 16.0% | 80 | 85 |
Long-term rental The 2-bed apartment in São Vicente is significantly overpriced at €379,900, compared to a fair value of only €105,339, reflecting a staggering gap of 72.3%. With a gross yield of only 3.4%, this investment lacks the financial returns typically expected in a thriving rental market. Buy-and-hold Holding onto this property may not be a wise choice given its current listing price, which is far above fair value, suggesting diminished potential for long-term appreciation. Considering the strong demand in the neighbourhood, investors might find better opportunities that align more closely with fair valuations. Luxury market Positioning this apartment in the luxury market is challenging due to its significant overvaluation, which limits its appeal to discerning buyers seeking value. Despite the attractive neighbourhood ratings, the excessive listing price suggests investors may be better served looking elsewhere for luxury real estate that offers stronger investment fundamentals.
Tenant turnover risk Despite a relatively strong tenant stability score of 75/100, the potential for higher turnover costs could impact cash flow, especially if leases are not renewed or tenants vacate on short notice.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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