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.
3-bedroom, 1-bathroom apartment of 75 m² on the 1st floor, built in 1950, energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious dining area with views of tranquil back courtyards, enhancing its appeal for entertaining and relaxation.
The valuation. The property is listed at €389,000, which is €16,344 (4.4%) above its fair value of €372,656. This pricing places the apartment at a fair market value, suggesting it is a reasonable investment given its potential.
Fair value modelled at €372,656 from 6 comparable sales in the area. Asking €389,000 sits €16,344 (4.4%) above — overpriced versus fair value.
Asking €389,000 versus the São Vicente, Lisbon, Lisbon area baseline of €349,405 (€4,659/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €349,405, adjusted for condition and micro-location, gives a modelled fair value of €372,656 (€4,969/m²), a €16,344 (4.4%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 6a9573 | Subject | €389,000 | €5,187 | — | 72 | 79 |
| São Vicente · 93761d | Active | €375,000 | €5,682 | 9.5% | 65 | 90 |
| rua Calma da Graça | Active | €395,000 | €4,938 | 4.8% | 72 | 83 |
| Arroios · 49b7f3 | Active | €380,000 | €4,935 | 4.9% | 70 | 81 |
| rua do Conde de Redondo | Active | €450,000 | €5,000 | 3.6% | 68 | 82 |
| Median comp | €387,500 | €4,969 | 4.2% | 69 | 83 |
Long-term rental The property is well-positioned in a high-demand area of central Lisbon, and the fair value suggests it is appropriately priced for long-term rental investment. With a gross yield of 4.1%, the investment is likely to deliver steady returns, aligning with tenant quality expectations in the neighbourhood. Short-term vacation rental Given the strong tourism presence in Lisbon and the property’s favourable condition, it can be marketed as an attractive short-term vacation rental. While the pricing is fair, it would still provide competitive yield opportunities in a vibrant rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy is reasonable in light of its fair valuation and potential for appreciation in a desirable neighbourhood. The strong market demand and rental yield indicate that this property could serve as a solid long-term asset without the risks associated with fluctuating valuations.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and potentially impact cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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