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, 2-bathroom apartment of 75 m² on the 2nd floor, energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts three private balconies that offer panoramic views of the Tagus River, enhancing the living experience with outdoor leisure spaces. Condition Notes: The complete renovation features high-quality materials and modern designs throughout the property.
The valuation. The asking price of €420,000 (€5,600/m²) is significantly above the fair value of €164,806, representing a disparity of €255,194 (60.8%). This property is clearly overpriced and does not present a financially sound investment opportunity.
Fair value modelled at €164,806 from the area baseline, adjusted for condition and location. Asking €420,000 sits €255,194 (60.8%) above — overpriced versus fair value.
Asking €420,000 versus the São Vicente, Lisbon, Lisbon area baseline of €376,800 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 76 · Materials 85 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 85 · Amenities 90 · Economic 82 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
São Vicente, Lisbon, Lisbon
Area baseline €376,800 + condition +€6,445 + location +€16,460 = modelled fair value of €164,806 (€2,197/m²), a €255,194 (60.8%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 6c7a08 | Subject | €420,000 | €5,600 | — | 76 | 79 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 24.4% | 78 | 81 |
| praça de Londres, 4 | Active | €860,000 | €7,049 | 25.9% | 74 | 85 |
| travessa Cruz do Desterro, 24 | Active | €375,000 | €6,466 | 15.5% | 82 | 89 |
| rua Josefa de Óbidos, 16 | Active | €435,000 | €6,214 | 11.0% | 78 | 80 |
| Median comp | €510,000 | €6,715 | 19.9% | 78 | 83 |
Long-term rental The 2-bed apartment in São Vicente, listed at €420,000, significantly exceeds its fair value of €164,806, highlighting that it is overpriced by 60.8%. With a gross yield of only 3.5%, investing in this property for long-term rental does not present an attractive financial opportunity. Buy-and-hold Considering the significant gap between the listing price and fair value, this property is overpriced at €420,000 compared to its fair value of €164,806, which poses risks to long-term capital appreciation. The yielding rate of 3.5% further suggests that holding onto this asset may not deliver satisfactory returns over time. Short-term vacation rental At €420,000, the apartment is overpriced by 60.8% against its fair value of €164,806, making it a financially unsound option for short-term vacation rental strategies. The low yield of 3.5% indicates that this investment may struggle to generate positive cash flow in a competitive market. Not ideal for: Student housing, Value-add renovation The current pricing makes the apartment ill-suited for student housing, as the investment does not align with the financial expectations typically associated with that market segment. Similarly, there is little justification for pursuing value-add renovations given the already inflated price of €420,000 relative to the fair valuation of €164,806.
Economic Vulnerability High economic stability score of 82/100 indicates a strong market; however, with a tenant stability score of 75/100, there's a risk of potential turnover affecting rental income.
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