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.
0-bedroom, 0-bathroom apartment_building of 557 m². Located on rua da Graça, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: Located in the prestigious Graça neighborhood, this property benefits from an approved project for construction set to commence in August 2024, ensuring future value appreciation.
The valuation. The asking price of €1,700,000 is €433,208 (25.5%) above the fair value of €1,266,792, classifying the property as overpriced. This discrepancy signals the need for caution among potential buyers.
Fair value modelled at €1,266,792 from the area baseline, adjusted for condition and location. Asking €1,700,000 sits €433,208 (25.5%) above — overpriced versus fair value.
Asking €1,700,000 versus the rua da Graça area baseline of €2,798,368 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 85 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua da Graça
Area baseline €2,798,368 + condition +€69,625 + location +€143,323 = modelled fair value of €1,266,792 (€2,274/m²), a €433,208 (25.5%) gap versus the €1,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Graça | Subject | €1,700,000 | €3,052 | — | 85 | 84 |
| rua Castilho, 67 | Active | €335,000 | €11,167 | 265.9% | 80 | 90 |
| Estrela · c1f22c | Active | €920,000 | €6,815 | 123.3% | 76 | 82 |
| Santa Maria Maior · c1f246 | Active | €1,060,000 | €2,928 | 4.1% | — | 82 |
| Santo António · aff4b5 | Active | €2,650,000 | €3,397 | 11.3% | — | 81 |
| Median comp | €990,000 | €5,106 | 67.3% | 78 | 82 |
Long-term rental This property is overpriced at €1,700,000 compared to its fair value of €1,266,792, indicating a 25.5% gap that undermines its investment potential. With a yield of 0% gross, it fails to provide the expected financial returns for long-term rental investors. Short-term vacation rental Given its fair value at €1,266,792 and an asking price of €1,700,000, the property sits at a significant 25.5% premium, making it a less attractive option for short-term vacation rental strategies. The lack of a gross yield further complicates the viability of this investment in the competitive short-term rental market. Buy-and-hold Valued at €1,266,792 but listed for €1,700,000, this property is 25.5% above fair market value, suggesting it is not a strategically sound buy-and-hold investment. The absence of gross yield challenges the long-term growth and cash flow expected from such an acquisition.
Tenant turnover risk High tenant turnover could occur despite a tenant stability score of 80/100, indicating a potential for increased vacancy and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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