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, 3-bathroom duplex of 215 m², energy rating D. Located on rua da Graça, 14A, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex includes a private garden with direct access from the spacious living room, and boasts a panoramic terrace offering stunning views of the city and Tagus River.
The valuation. The asking price of €1,340,000 significantly exceeds the fair value of €475,434, reflecting an excess of €864,566 (64.5%). This indicates that the property is overpriced.
Fair value modelled at €475,434 from the area baseline, adjusted for condition and location. Asking €1,340,000 sits €864,566 (64.5%) above — overpriced versus fair value.
Asking €1,340,000 versus the rua da Graça, 14A area baseline of €1,080,160 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua da Graça, 14A
Area baseline €1,080,160 + condition +€10,078 + location +€58,576 = modelled fair value of €475,434 (€2,211/m²), a €864,566 (64.5%) gap versus the €1,340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Graça, 14A | Subject | €1,340,000 | €6,233 | — | 75 | 86 |
| travessa da Condessa do Rio | Active | €1,400,000 | €7,330 | 17.6% | 75 | 90 |
| Estrela · cfdf13 | Active | €1,350,000 | €7,459 | 19.7% | 74 | 82 |
| avenida da República | Active | €1,600,000 | €6,107 | 2.0% | 78 | 82 |
| Campolide · 99f2ad | Active | €650,000 | €5,652 | 9.3% | 75 | 77 |
| Median comp | €1,375,000 | €6,719 | 7.8% | 75 | 82 |
Long-term rental The property is overpriced at €1,340,000 compared to a fair value of €475,434, resulting in a significant 64.5% gap that diminishes potential rental yield. With a gross yield of only 2.1% and a condition score of 78/100, long-term rental income may not meet investor expectations given its elevated cost. Short-term vacation rental At a listing price of €1,340,000, this property presents a substantial 64.5% discrepancy from its fair value, indicating an overpriced asset that could limit profitability in the short-term rental market. While the neighbourhood rating of 86/100 is attractive, the gross yield of 2.1% does not justify such a high entry price. Luxury market Despite its central Lisbon location and high neighbourhood rating, the property is overpriced at €1,340,000, well above the fair value of €475,434, highlighting a concerning 64.5% gap. This premium pricing does not align with its relatively low gross yield of 2.1%, making it a less compelling option in the luxury market. Not ideal for agricultural investment This property is unsuitable for agricultural investment given its urban-centric characteristics and substantial price point. The residential nature of the area further underscores its misalignment with agricultural use. Not ideal for industrial purposes With a valuation significantly above fair value, this property fails as a candidate for industrial purposes. Its central residential location does not support industrial development, further confirming its overpriced nature.
Economic Dependence Risk The high economic stability score of 90/100 suggests a strong local economy, but any downturn could still significantly impact tenant stability, evidenced by the 80/100 tenant stability score, indicating potential volatility in rental income during economic shifts.
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