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 40 m², energy rating C. Located on calçada do Forte, 30, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment benefits from close proximity to Santa Apolónia Station and the Tagus River, enhancing both accessibility and scenic views within a vibrant urban environment.
The valuation. The asking price of €390,000 significantly exceeds the fair value of €198,750, positioning it as overpriced by €191,250, or 96.2%. This disparity suggests that prospective buyers should cautiously evaluate potential returns.
Fair value modelled at €198,750 from 6 comparable sales in the area. Asking €390,000 sits €191,250 (96.2%) above — overpriced versus fair value.
Asking €390,000 versus the calçada do Forte, 30 area baseline of €191,781 (€4,795/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €191,781, adjusted for condition and micro-location, gives a modelled fair value of €198,750 (€4,969/m²), a €191,250 (96.2%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Forte, 30 | Subject | €390,000 | €9,750 | — | 70 | 83 |
| Arroios · 19f78e | Active | €550,000 | €5,340 | 45.2% | 70 | 81 |
| estrada de Chelas | Active | €368,500 | €3,510 | 64.0% | 65 | 82 |
| Campo de Ourique · 911845 | Active | €1,820,000 | €10,282 | 5.5% | — | 84 |
| Arroios · 49b7f3 | Active | €380,000 | €4,935 | 49.4% | 70 | 81 |
| Median comp | €465,000 | €5,138 | 47.3% | 70 | 82 |
Long-term rental The apartment is overpriced at €390,000 compared to the fair value of €198,750, resulting in a significant gap of 96.2%. With a gross yield of only 3% and a condition score of 67/100, this investment presents limited potential for long-term rental viability. Short-term vacation rental Given the high asking price of €390,000 against a fair value of €198,750, the property appears overpriced, limiting its appeal for short-term rentals. Even with a neighborhood rating of 83/100, the 3% gross yield further underscores the difficulty in achieving attractive returns in the short-term rental market. Buy-and-hold The listing price of €390,000 reflects a 96.2% premium over the fair value of €198,750, indicating that it is overpriced for a buy-and-hold strategy. While the central Lisbon location offers strong real estate demand, the yield of 3% and the apartment's condition may not support long-term appreciation expectations. Not ideal for: Student housing The property, priced at €390,000, is not suitable for student housing, as its valuation is based on an inflated market perception rather than practical rental returns. The current gross yield of 3% suggests that student tenants may not find the costs justifiable, pushing demand lower. Not ideal for: Value-add renovation The apartment’s asking price of €390,000 compared to its fair value of €198,750 indicates significant overpricing, which diminishes the feasibility of any value-add renovation strategy. With a condition rating of 67/100, the potential for enhancing property value is overshadowed by the excessive acquisition cost.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could affect rental income and property management efforts.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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