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, 1-bathroom apartment of 95 m² on the 3rd floor, energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a charming terrace perfect for outdoor relaxation, and its location in Graça offers both historical character and vibrant community life, enhancing its investment potential.
The valuation. The asking price of €435,000 significantly exceeds the fair value of €175,365, reflecting a disparity of €259,635 (59.7%). With such a valuation, the property can be classified as overpriced. Buy-to-flip angle. A buy-to-flip strategy for this apartment may yield a moderate return, but significant renovations would be necessary to upgrade the average-quality materials and older features in the kitchen and bathroom to attract buyers. Buy-to-let angle. With a potential gross yield of 4.1% and estimated rental income of €1,486 per month, this property could be positioned for long-term rental in the stable housing market of central Lisbon, appealing to quality-conscious tenants.
Fair value modelled at €478,455 from 6 comparable sales in the area. Asking €399,000 sits €79,455 (16.6%) below — the upside to fair value.
Asking €399,000 versus the São Vicente, Lisbon, Lisbon area baseline of €469,982 (€4,947/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €469,982, adjusted for condition and micro-location, gives a modelled fair value of €478,455 (€5,036/m²), a €79,455 (16.6%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 9118a9 | Subject | €399,000 | €4,200 | — | 52 | 85 |
| travessa do Adro | Active | €360,000 | €6,667 | 58.7% | 58 | 89 |
| praça da Alegria | Active | €870,000 | €15,818 | 276.6% | 48 | 80 |
| Santa Maria Maior · e3a89d | Active | €279,000 | €5,073 | 20.8% | 52 | 83 |
| Santo António · 1e6287 | Active | €430,000 | €4,778 | 13.8% | — | 82 |
| Median comp | €395,000 | €5,870 | 39.8% | 52 | 83 |
Long-term rental This 2-bed apartment in São Vicente is overpriced at €435,000, significantly exceeding its fair value of €175,365. With a gross yield of only 4.1%, the return potential does not justify the investment in a long-term rental strategy. Short-term vacation rental While central Lisbon is a popular destination for tourism, the property is overpriced at €435,000 and not aligned with its fair value of €175,365. The gap of 59.7% suggests that the investment may not yield suitable returns for a short-term vacation rental strategy. Buy-and-hold Considering the significant price difference, this property is overpriced at €435,000 compared to the fair value of €175,365. Therefore, pursuing a buy-and-hold strategy would likely result in disappointing returns due to the property's inflated market price. Not ideal for: Student housing Due to its high price, this apartment is not an ideal choice for student housing, which typically requires more affordable rental options to attract tenants. Additionally, the fair value indicates a less favorable positioning for potential student renters in the market.
Economic downturn risk A high economic stability score of 90/100 suggests resilience, but should a downturn occur, even a 10% decrease in tenant stability (80/100) could lead to significant vacancy rates and reduced rental income.
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