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 80 m² on the 1st floor, built in 1937, energy rating D. Located on rua Calma da Graça, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment’s wooden ceiling and sunroom add unique character and charm to the functional layout, enhancing the living experience in this sought-after neighborhood. Location: Quiet street in Graça. Condition: Well-maintained with minor aging signs. Access: Close to public transport and local amenities.
The valuation. The asking price of €395,000 is significantly above the fair value of €162,840, resulting in an overpricing of €232,160 (58.8%). This suggests that potential buyers should exercise caution in pursuing this investment. Buy-to-flip angle. The buy-to-flip strategy for this apartment would require a significant investment to upgrade its dated kitchen and average-quality materials, potentially increasing its resale value in the central Lisbon market. Buy-to-let angle. With an estimated gross yield of 4.2% at ~€1,382/month, the buy-to-let strategy could provide steady rental income, particularly given the apartment's favorable location in a high-demand area of São Vicente.
Fair value modelled at €162,840 from the area baseline, adjusted for condition and location. Asking €395,000 sits €232,160 (58.8%) above — overpriced versus fair value.
Asking €395,000 versus the rua Calma da Graça area baseline of €401,920 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 72 · Materials 67 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Calma da Graça
Area baseline €401,920 + condition -€8,500 + location +€19,980 = modelled fair value of €162,840 (€2,035/m²), a €232,160 (58.8%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Calma da Graça | Subject | €395,000 | €4,938 | — | 72 | 83 |
| São Vicente · 93761d | Active | €375,000 | €5,682 | 15.1% | 65 | 90 |
| Arroios · 49b7f3 | Active | €380,000 | €4,935 | 0% | 70 | 81 |
| rua do Conde de Redondo | Active | €450,000 | €5,000 | 1.3% | 68 | 82 |
| calçada de Arroios, 55 | Active | €330,000 | €5,500 | 11.4% | 67 | 84 |
| Median comp | €377,500 | €5,250 | 6.3% | 68 | 83 |
Long-term rental This property, listed at €395,000, is overpriced compared to its fair value of €162,840, resulting in a significant 58.8% gap. While the neighbourhood score of 83/100 indicates a desirable location, the current yield of 4.2% does not justify the elevated purchase price. Buy-and-hold Despite solid potential due to the neighbourhood's strengths, the asking price reflects a market miscalculation with substantial overvaluation. Investors may face challenges in achieving respectable returns, as the fair value starkly contrasts the listing price, leading to a long-term asset that may not appreciate as anticipated. Short-term vacation rental Although the property is in a high-demand area known for tourism, its current price leaves little room for profitability in a competitive short-term rental market. Given that the property is overpriced by 58.8%, potential returns may be hindered significantly, making this an unappealing investment opportunity. Not ideal for: Value-add renovation, Student housing, Industrial use The current condition rating of 68/100 suggests limitations for renovations, while the pricing strategy excludes it from being a viable option for student housing or industrial use. This property’s attributes and its overvaluation make it unsuitable for these specific strategies.
Tenant turnover risk With a tenant stability score of 70/100, there is a higher likelihood of tenant turnover, which can lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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