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.
3-bedroom, 1-bathroom apartment of 64 m², energy rating F. Located on rua do Sol À Graça, 18, São Vicente parish, Lisbon municipality, Lisbon district. This property features exceptional natural light and unobstructed river views from its third-floor position in a charming, historic Lisbon neighborhood.
The valuation. The asking price of €338,000 is significantly above the fair value of €117,603, representing an excess of €220,397 (65.2%). This high valuation categorizes the property as overpriced.
Fair value modelled at €117,603 from the area baseline, adjusted for condition and location. Asking €338,000 sits €220,397 (65.2%) above — overpriced versus fair value.
Asking €338,000 versus the rua do Sol À Graça, 18 area baseline of €321,536 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 55 · Materials 60 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua do Sol À Graça, 18
Area baseline €321,536 + condition -€18,500 + location +€15,015 = modelled fair value of €117,603 (€1,838/m²), a €220,397 (65.2%) gap versus the €338,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Sol À Graça, 18 | Subject | €338,000 | €5,281 | — | 55 | 81 |
| Santa Maria Maior · 1e617b | Active | €240,000 | €3,692 | 30.1% | — | 83 |
| calçada de Santo André, 16 | Active | €425,000 | €6,071 | 15.0% | 58 | 83 |
| largo de Santos | Active | €675,000 | €6,750 | 27.8% | 60 | 83 |
| beco do Mexias, 8-2º | Active | €290,000 | €2,959 | 44.0% | — | 86 |
| Median comp | €357,500 | €4,882 | 7.6% | 59 | 83 |
Long-term rental The investment in this 3-bed apartment in São Vicente is not recommended, as it is priced at €338,000, significantly above its fair value of €117,603, indicating a 65.2% gap. Given the property’s moderate 4.5% gross yield and condition score of 57/100, the potential returns do not justify the high acquisition cost. Buy-and-hold Investing in the Buy-and-hold strategy for this property is unadvisable, considering its listing price is 65.2% above its fair value, leading to concerns about long-term profitability. The combination of a relatively low yield of 4.5% and a condition score of 57/100 suggests that holding this asset may not produce the expected gains over time. Luxury market Entering the luxury market with this 3-bed apartment is ill-fated, given its spectacular overpricing of 65.2% above fair value at €338,000. The apartment's moderate yield of 4.5% and its suboptimal condition rating of 57/100 indicate that it is not suited to attract premium buyers effectively, undermining its luxury appeal.
Tenant turnover risk With a tenant stability score of 60/100, there is a higher likelihood of increased tenant turnover, potentially leading to higher vacancy rates and costs associated with finding new tenants.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
