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, 1-bathroom apartment of 65 m² on the 4th floor, energy rating E. Located on rua Leite de Vasconcelos, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: Enjoy the advantage of two private balconies that offer both outdoor space and views, while living in a fully renovated top-floor apartment with elevator access.
The valuation. The asking price of €450,000 sits €55,063 (13.9%) above the fair value of €394,937, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a favorable return on investment. Buy-to-flip angle. A buy-to-flip strategy could involve renovating the apartment to enhance appeal before reselling, capitalizing on location trends, though the current price may limit profit margins. Targeting a rapid turnaround in a high-demand area could yield returns, but caution is warranted. Buy-to-let angle. With an estimated rental income of €1,200/month, the gross yield of 3.2% suggests moderate cash flow for long-term tenants, but this yield may not justify the upfront cost. Balancing rental strategy against property valuation is crucial for sustained profitability.
Fair value modelled at €394,937 from 6 comparable sales in the area. Asking €450,000 sits €55,063 (13.9%) above — overpriced versus fair value.
Asking €450,000 versus the rua Leite de Vasconcelos area baseline of €379,603 (€5,840/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €379,603, adjusted for condition and micro-location, gives a modelled fair value of €394,937 (€6,076/m²), a €55,063 (13.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Leite de Vasconcelos | Subject | €450,000 | €6,923 | — | 74 | 80 |
| calçada dos Barbadinhos, 215 | Active | €360,000 | €5,806 | 16.1% | 80 | 79 |
| avenida Almirante Reis | Active | €495,000 | €4,950 | 28.5% | 74 | 80 |
| largo Alferes Francisco Duarte, 12 | Active | €349,000 | €6,345 | 8.3% | 73 | 86 |
| Arroios · 1e61b6 | Active | €349,000 | €6,980 | 0.8% | — | 87 |
| Median comp | €354,500 | €6,076 | 12.2% | 74 | 83 |
Long-term rental The 2-bed apartment in São Vicente is overpriced by approximately 13.9% compared to its fair value of €394,937, limiting the attractiveness for long-term rental investments. With a gross yield of 3.2%, the potential returns do not justify the purchase price, making it less appealing for long-term occupancy. Short-term vacation rental Despite a vibrant central Lisbon location, the €450,000 asking price for this apartment is steep, leading to a competitive disadvantage in the vacation rental market. The reduced yield of 3.2% indicates that investors may not achieve the desired profitability compared to lower-priced alternatives in the area. Luxury market The luxury segment typically demands premium pricing, yet the €450,000 listing for this apartment reflects an overestimation relative to its fair value. Consequently, this property may struggle to compete with more realistically valued options in the high-end market, especially given its condition rating of 73/100. Not ideal for student housing This property is not suitable for student housing due to its inflated price of €450,000, which deters typical renters in this demographic. The price point does not align with the affordability needed to cater to students, leading to potential vacancies.
Tenant turnover risk With a tenant stability score of 80/100, there is a moderate risk of increased tenant turnover leading to potential vacancy periods and associated costs.
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