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, 1-bathroom studio of 46 m², built in 1954. Located on rua da Cruz de Santa Apolónia, 82, São Vicente parish, Lisbon municipality, Lisbon district. This studio boasts a private entrance and a small terrace, enhancing its sense of privacy and outdoor space in the vibrant riverside neighborhood of São Vicente.
The valuation. The asking price of €262,000 is significantly above the fair value of €102,821, reflecting a premium of €159,179 (60.8%). This indicates the property is overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy may see potential for short-term gains if renovations enhance the property's appeal, but given its high asking price, the margin for profit appears limited. Buy-to-let angle. With an estimated rental income of €1,004/month, the gross yield sits at 4.6%, making it a potentially stable investment for long-term rental in a high-demand area of central Lisbon.
Fair value modelled at €102,821 from the area baseline, adjusted for condition and location. Asking €262,000 sits €159,179 (60.8%) above — overpriced versus fair value.
Asking €262,000 versus the rua da Cruz de Santa Apolónia, 82 area baseline of €231,104 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 79 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Cruz de Santa Apolónia, 82
Area baseline €231,104 + condition +€3,953 + location +€11,836 = modelled fair value of €102,821 (€2,235/m²), a €159,179 (60.8%) gap versus the €262,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cruz de Santa Apolónia, 82 | Subject | €262,000 | €5,696 | — | 79 | 84 |
| rua Morais Soares | Active | €150,000 | €4,167 | 26.8% | 80 | 84 |
| Arroios · 28b9ab | Active | €600,000 | €5,405 | 5.1% | 75 | 87 |
| rua Carlos Ribeiro, 4 | Active | €269,000 | €5,490 | 3.6% | 85 | 86 |
| rua Morais Soares | Active | €150,000 | €4,545 | 20.2% | 90 | 81 |
| Median comp | €209,500 | €4,975 | 12.7% | 83 | 85 |
Long-term rental This 0-bed studio in São Vicente, listed at €262,000, is trading at a significant 60.8% above its fair value of €102,821, indicating it is overpriced. Despite a respectable gross yield of 4.6% and a good condition score of 81/100, the premium asking price undermines its long-term rental potential in a competitive market. Short-term vacation rental With a listing price of €262,000, this property is 60.8% above its fair value of €102,821, indicating that it is overpriced for a short-term rental strategy. Although the neighbourhood boasts strong tourism activity, the inflated price limits the investment's potential return compared to similarly located properties. Buy-and-hold The €262,000 asking price for this studio significantly exceeds its fair value of €102,821 by 60.8%, categorizing it as overpriced and diminishing its attractiveness as a buy-and-hold investment. Even with a solid gross yield of 4.6%, the inflated price does not align with the long-term appreciation expectations in the current market landscape.
Tenant turnover risk: With a tenant stability score of 75/100, there is a risk of higher turnover rates, potentially impacting cash flow and increasing vacancy costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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