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 47 m², energy rating D. Located on travessa das Freiras, 13, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment is located in São Vicente, known for its vibrant local culture and proximity to historical landmarks, enhancing the urban living experience.
The valuation. The asking price of €335,000 exceeds the fair value of €286,134 by €48,866, representing an overpricing of 17.1%, which raises concerns for potential investors about immediate returns.
Fair value modelled at €286,134 from 6 comparable sales in the area. Asking €335,000 sits €48,866 (17.1%) above — overpriced versus fair value.
Asking €335,000 versus the travessa das Freiras, 13 area baseline of €273,823 (€5,826/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €273,823, adjusted for condition and micro-location, gives a modelled fair value of €286,134 (€6,088/m²), a €48,866 (17.1%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa das Freiras, 13 | Subject | €335,000 | €7,128 | — | 72 | 82 |
| Santo António · cfe271 | Active | €420,000 | €10,500 | 47.3% | 75 | 83 |
| Santa Maria Maior · 1e61eb | Active | €320,000 | €5,926 | 16.9% | 75 | 83 |
| beco de São Luís da Pena | Active | €210,000 | €5,250 | 26.3% | 75 | 86 |
| rua de Martim Vaz, 32 | Active | €210,000 | €5,250 | 26.3% | 78 | 85 |
| Median comp | €265,000 | €5,588 | 21.6% | 75 | 84 |
Long-term rental Given the current gross yield of 3.6%, this 1-bed apartment is unlikely to generate sufficient income to justify its listing price of €335,000, especially considering the fair value of €286,134. Investors should be cautious, as this property appears overpriced relative to its income potential, with a 17.1% gap from fair market value. Short-term vacation rental While the apartment is situated in a desirable area of central Lisbon, the 17.1% price difference from its fair value suggests that short-term rental returns may be compromised by high upfront costs. The property may not perform as expected in the vacation rental market given the overpriced listing and limited yield of 3.6%. Buy-and-hold The property’s condition rating of 76/100 indicates it is livable but could require future investments, increasing the overall cost of ownership. As it stands, the apartment's current pricing makes it less attractive for a buy-and-hold strategy, as it remains overpriced with a valuation gap of 17.1%. Not ideal for student housing The combination of the high listing price and a gross yield of 3.6% signals that this property may not be the best fit for student housing. With affordability being a concern in a desirable area, the property is likely not to attract student tenants efficiently.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of higher turnover rates, potentially leading to increased vacancy periods and additional costs associated with finding new tenants.
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