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, 2-bathroom apartment of 96 m² on the 4th floor, energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts three private terraces that uniquely extend living space outdoors, providing exceptional river and historic views not commonly found in central Lisbon. Location Highlights: Enjoy vibrant local culture with traditional commerce, restaurants, and iconic viewpoints at your doorstep.
The valuation. The asking price of €730,000 sits 6.3% above the fair value of €686,510, indicating a slight premium. Despite this, the property is fairly priced based on its quality and location.
Fair value modelled at €686,510 from 6 comparable sales in the area. Asking €730,000 sits €43,490 (6.3%) above — overpriced versus fair value.
Asking €730,000 versus the São Vicente, Lisbon, Lisbon area baseline of €656,271 (€6,836/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting 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 €656,271, adjusted for condition and micro-location, gives a modelled fair value of €686,510 (€7,151/m²), a €43,490 (6.3%) gap versus the €730,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 1f354c | Subject | €730,000 | €7,604 | — | 77 | 85 |
| Avenidas Novas · 96c45d | Active | €1,150,000 | €8,712 | 14.6% | 80 | 83 |
| rua Diário de Notícias, 54 | Active | €485,000 | €7,239 | 4.8% | 77 | 85 |
| Estrela · ba3d89 | Active | €445,000 | €7,063 | 7.1% | 80 | 83 |
| travessa do Raposo, 5A | Active | €399,000 | €5,700 | 25.0% | 70 | 81 |
| Median comp | €465,000 | €7,151 | 6.0% | 79 | 83 |
Long-term rental This property could generate a steady income at a gross yield of 2.5%, aligning well with investor strategies focused on cash flow. However, with the listing price of €730,000 exceeding the fair value of €686,510 by 6.3%, the investment remains at the fair valuation threshold. Short-term vacation rental While the location in São Vicente offers appeal for tourists, the potential yield of 2.5% does not compensate for the property's current listing price of €730,000, which is above the fair valuation. Hence, while attractive, it remains a less compelling investment option given its alignment with fair market assessment. Buy-and-hold The buy-and-hold strategy may appeal due to the property's decent condition rating of 80/100 and favorable neighborhood score of 85/100. However, at a listing price of €730,000, which exceeds the fair value of €686,510, the long-term appreciation potential is limited in a market deemed to be at fair value.
Tenant turnover risk Higher tenant turnover may be anticipated due to a Tenant Stability score of 75/100, leading to increased vacancy rates and potential loss of 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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