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, 2-bathroom apartment of 132 m² on the 3rd floor, energy rating C. Located on rua dos Sapadores, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features nearly 3-meter-high ceilings and a recently renovated roof, enhancing both the spaciousness and charm of the elegant living spaces in bustling São Vicente.
The valuation. The asking price of €669,000 sits significantly above the fair value of €297,212, indicating an overpricing of €371,788 (55.6%). This property does not offer a favorable investment opportunity based on current market conditions.
Fair value modelled at €297,212 from the area baseline, adjusted for condition and location. Asking €669,000 sits €371,788 (55.6%) above — overpriced versus fair value.
Asking €669,000 versus the rua dos Sapadores area baseline of €663,168 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 84 · Materials 89 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 100 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Sapadores
Area baseline €663,168 + condition +€16,500 + location +€30,968 = modelled fair value of €297,212 (€2,252/m²), a €371,788 (55.6%) gap versus the €669,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Sapadores | Subject | €669,000 | €5,068 | — | 84 | 81 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 13.8% | 80 | 85 |
| rua dos Douradores | Active | €1,199,000 | €9,992 | 97.1% | 80 | 81 |
| rua Angelina Vidal | Active | €499,900 | €6,249 | 23.3% | 82 | 84 |
| rua Frei Tomé de Jesus, 1 | Active | €895,000 | €6,533 | 28.9% | 81 | 75 |
| Median comp | €871,500 | €6,391 | 26.1% | 81 | 83 |
Long-term rental This property is overpriced compared to its fair value, resulting in a significant gap of 55.6%. With a gross yield of only 3.3%, the long-term rental strategy may not provide adequate returns for investors. Short-term vacation rental Given the high listing price of €669,000 and the substantial 55.6% gap to fair value, this property does not make for a sound short-term vacation rental investment. The relatively low gross yield of 3.3% further indicates that the potential returns may not justify the initial investment. Luxury market Although located in a central area of Lisbon, the significant overpricing of this apartment at €669,000 creates a challenging position within the luxury market. The disconnect between the asking price and the fair value raises concerns about long-term appreciation potential and market competitiveness. Not ideal for: Student housing Despite its central location and decent condition rating of 86, the property’s pricing renders it unsuitable for the student housing market. The high cost relative to fair value limits accessibility for typical student renters, making it less viable in that segment.
Economic Exposure The high economic stability score of 90/100 suggests a strong market, but any unexpected downturn could still impact valuation despite a favorable tenant stability score of 85/100.
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
