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 30 m² on the 1st floor. Located on rua de Entre Muros do Mirante, 33, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a first-floor location with unobstructed views and is situated on a tranquil dead-end street, enhancing both privacy and accessibility for residents.
The valuation. The asking price of €215,000 is significantly above the fair value of €146,625, representing an overpricing of €68,375 (46.6%). This discrepancy suggests a challenging investment landscape for potential buyers.
Fair value modelled at €146,625 from 6 comparable sales in the area. Asking €215,000 sits €68,375 (46.6%) above — overpriced versus fair value.
Asking €215,000 versus the rua de Entre Muros do Mirante, 33 area baseline of €142,218 (€4,741/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €142,218, adjusted for condition and micro-location, gives a modelled fair value of €146,625 (€4,888/m²), a €68,375 (46.6%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Entre Muros do Mirante, 33 | Subject | €215,000 | €7,167 | — | 69 | 83 |
| travessa do Terreiro a Santa Catarina, 48 | Active | €247,000 | €8,233 | 14.9% | 70 | 90 |
| Santa Maria Maior · 82c750 | Active | €220,000 | €4,400 | 38.6% | 65 | 86 |
| Santa Maria Maior · 937377 | Active | €234,000 | €4,875 | 32.0% | — | 91 |
| rua da Cruz de Santa Apolónia | Active | €295,000 | €4,338 | 39.5% | 68 | 84 |
| Median comp | €240,500 | €4,638 | 35.3% | 68 | 88 |
Long-term rental The 1-bed apartment in São Vicente has a substantial price gap of 46.6% above its fair value, indicating it is overpriced in the current market. Despite its decent gross yield of 4.9%, the inflated purchase price undermines potential profitability for long-term rental strategies. Buy-and-hold Investing in this property as a buy-and-hold strategy is not ideal due to its substantial 46.6% premium over fair value. While the location has strong amenities and safety, this overpriced entry point raises concerns about long-term appreciation. Short-term vacation rental The significant overvaluation of the apartment at 46.6% above fair value suggests that it may not deliver favorable returns as a short-term vacation rental. Although the area boasts desirable aspects for tourists, the high acquisition cost may limit profitability in this competitive market.
[Tenant turnover risk] With a tenant stability score of 60/100, there is a heightened risk of frequent tenant turnover, potentially leading to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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