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 26 m², energy rating E. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high ceilings typical of traditional Lisbon buildings, and its ground-floor location offers easy access without the need for stairs, enhancing convenience.
The valuation. The asking price of €249,000 is significantly above the fair value of €157,297, with an overprice of €91,703 (58.3%). This indicates the property is overpriced in the current market. Buy-to-flip angle. The potential strategy involves renovating the apartment to increase its appeal and resale value, targeting a higher price point in a competitive market. Buy-to-let angle. With an estimated gross yield of 4% (~€830/month), the property offers moderate rental income potential, particularly for long-term renting in this desirable central Lisbon location.
Fair value modelled at €157,297 from 6 comparable sales in the area. Asking €249,000 sits €91,703 (58.3%) above — overpriced versus fair value.
Asking €249,000 versus the São Vicente, Lisbon, Lisbon area baseline of €151,954 (€5,844/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €151,954, adjusted for condition and micro-location, gives a modelled fair value of €157,297 (€6,050/m²), a €91,703 (58.3%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · f14ccf | Subject | €249,000 | €9,577 | — | 68 | 78 |
| rua da Esperança do Cardal | Active | €247,000 | €6,500 | 32.1% | 75 | 82 |
| praça Luís de Camões | Active | €245,000 | €5,568 | 41.9% | 68 | 89 |
| rua Coronel Luna de Oliveira | Active | €315,000 | €5,727 | 40.2% | 72 | 83 |
| rua Frei Fortunato de São Boaventura | Active | €199,000 | €4,738 | 50.5% | 72 | 82 |
| Median comp | €246,000 | €5,648 | 41.0% | 72 | 83 |
Long-term rental The current listing price of €249,000 represents a significant 58.3% gap above the fair value of €157,297, indicating that the property is overpriced for potential long-term rental yields. With a gross yield of only 4%, this investment does not align with market expectations for strong long-term performance. Short-term vacation rental Given the overpriced status of the property at €249,000, the potential for short-term vacation rentals is hindered, as the return does not justify the initial outlay. While the location has appeal, the significant gap from fair value dilutes the attractiveness of this strategy. Buy-and-hold The €249,000 asking price presents a challenge for a buy-and-hold strategy, especially with the fair value at €157,297, resulting in a notable overpricing of 58.3%. This investment is unlikely to yield satisfactory long-term growth or returns, given the inflated entry cost compared to fair market expectations.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential for increased turnover, which could lead to vacancy periods impacting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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