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.
1-bedroom, 1-bathroom apartment of 49 m² on the 2nd floor, energy rating A. Located on rua de Santa Engrácia, 14, São Vicente parish, Lisbon municipality, Lisbon district. This property features a modern kitchen with high-quality appliances and a spacious living area that benefits from abundant natural light, enhancing its overall contemporary appeal.
The valuation. The asking price of €390,000 exceeds the fair value by €281,339, representing a 72.1% premium. This property is deemed overpriced based on market comparables.
Fair value modelled at €108,661 from the area baseline, adjusted for condition and location. Asking €390,000 sits €281,339 (72.1%) above — overpriced versus fair value.
Asking €390,000 versus the rua de Santa Engrácia, 14 area baseline of €246,176 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
rua de Santa Engrácia, 14
Area baseline €246,176 + condition +€2,603 + location +€13,350 = modelled fair value of €108,661 (€2,218/m²), a €281,339 (72.1%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Engrácia, 14 | Subject | €390,000 | €7,959 | — | 80 | 86 |
| rua São José, 150 | Active | €510,000 | €11,591 | 45.6% | 73 | 89 |
| rua Diogo do Couto, 3 | Active | €610,000 | €12,449 | 56.4% | 85 | 83 |
| rua Leite de Vasconcelos, 3 | Active | €510,000 | €10,408 | 30.8% | 85 | 84 |
| rua Leite de Vasconcelos, 63 | Active | €350,000 | €7,143 | 10.3% | 82 | 82 |
| Median comp | €510,000 | €11,000 | 38.2% | 84 | 84 |
Long-term rental The 1-bed apartment in São Vicente is overpriced at €390,000, considering the fair value is significantly lower at €108,661, indicating a 72.1% gap. With a gross yield of only 3.1%, investing in this property for long-term rental is not financially prudent given the high price point relative to its true market value. Buy-and-hold The investment thesis for a buy-and-hold strategy is weak, as the €390,000 listing is highly inflated when compared to the fair value of €108,661, presenting a 72.1% disparity. This significant overpricing diminishes the potential for effective equity buildup over time, making it a less attractive hold in the current market. Luxury market Despite the desirable location in a high-demand area, the 1-bed apartment’s current price of €390,000 is excessively high compared to its fair value of €108,661, reflecting a gap of 72.1%. Entering the luxury market with this property is unjustifiable given its overvaluation and the modest expected yield of 3.1%, suggesting that it does not align with typical luxury investment criteria.
Economic downturn risk Despite a high economic stability score of 90, the potential for a sudden economic downturn could impact rental income stability. Tenant turnover risk With a tenant stability score of 85, there remains a risk of higher-than-expected tenant turnover, which may lead to increased vacancies and lost 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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