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 40 m² on the 1st floor, built in 1986, energy rating D. Located on travessa do Olival À Graça, 48, São Vicente parish, Lisbon municipality, Lisbon district. Unique Feature: Enhanced by its traditional layout, the apartment offers a charming blend of modern renovations with original architectural details, creating a distinctive character in the historic Graça district.
The valuation. The asking price of €260,000 is significantly above its fair value of €82,291, representing an overpricing of €177,709 (68.3%). This discrepancy suggests the property is marketed at an unsustainable premium.
Fair value modelled at €82,291 from the area baseline, adjusted for condition and location. Asking €260,000 sits €177,709 (68.3%) above — overpriced versus fair value.
Asking €260,000 versus the travessa do Olival À Graça, 48 area baseline of €200,960 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
travessa do Olival À Graça, 48
Area baseline €200,960 + condition -€1,563 + location +€8,173 = modelled fair value of €82,291 (€2,057/m²), a €177,709 (68.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa do Olival À Graça, 48 | Subject | €260,000 | €6,500 | — | 70 | 77 |
| Penha de França · 1e6034 | Active | €365,000 | €6,887 | 6.0% | 75 | 84 |
| Penha de França · 1e659b | Active | €365,000 | €5,214 | 19.8% | 70 | 84 |
| São Vicente · ba3fac | Active | €385,000 | €4,813 | 26.0% | 72 | 87 |
| rua Poeta Mílton, 3 | Active | €350,000 | €3,465 | 46.7% | 68 | 87 |
| Median comp | €365,000 | €5,014 | 22.9% | 71 | 86 |
Long-term rental This property is overpriced at €260,000 compared to the fair value of €82,291, representing a significant gap of 68.3%. With a gross yield of only 4.3%, the potential returns do not justify the investment at the current listing price. Family rental While the location offers various amenities and schools, the apartment at €260,000 is still tagged as overpriced against its fair value of €82,291, a gap of 68.3%. The 73/100 condition score does not offset the price discrepancy, making it a less favorable option for family rentals. Buy-and-hold Investing in this property as a buy-and-hold strategy risks significant losses due to its current overpriced status at €260,000, far above the fair value of €82,291, indicating a 68.3% discrepancy. The investment is further supported by a moderate yield of 4.3%, yet the high price diminishes its appeal for long-term holding.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which can result in lost rental income and increased vacancy periods.
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