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 50 m² on the 3rd floor, energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes energy-efficient double glazing and electric shutters for all windows, enhancing comfort and security while reducing energy costs.
The valuation. The asking price of €379,900 represents a significant premium over the fair value of €321,250, resulting in an 18.3% overvaluation of €58,650. This indicates an overpriced property that may not yield favorable investment returns.
Fair value modelled at €321,250 from 6 comparable sales in the area. Asking €379,900 sits €58,650 (18.3%) above — overpriced versus fair value.
Asking €379,900 versus the São Vicente, Lisbon, Lisbon area baseline of €304,276 (€6,086/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €304,276, adjusted for condition and micro-location, gives a modelled fair value of €321,250 (€6,425/m²), a €58,650 (18.3%) gap versus the €379,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · efdc23 | Subject | €379,900 | €7,598 | — | 78 | 84 |
| rua da Senhora da Glória | Active | €447,500 | €7,218 | 5.0% | 85 | 83 |
| Santa Maria Maior · 4b962a | Active | €240,000 | €3,117 | 59.0% | 75 | 84 |
| travessa do Cabral, 44 | Active | €490,000 | €6,125 | 19.4% | 75 | 85 |
| Beato · 3d9a20 | Active | €363,000 | €6,600 | 13.1% | 80 | 84 |
| Median comp | €405,250 | €6,363 | 16.3% | 78 | 84 |
Long-term rental The property is listed at €379,900, significantly above the fair value of €321,250, which makes the investment less attractive as a long-term rental. With a gross yield of only 3.6%, investors may find more lucrative opportunities in other markets. Buy-and-hold At a price point that is 18.3% higher than its fair value, this property does not present an ideal buy-and-hold investment. The limited appreciation potential and relatively low gross yield indicate that capital growth may be sluggish. Short-term vacation rental Despite its appeal in a desirable urban location, the €379,900 asking price exceeds the fair market value, suggesting that short-term rental returns could be weaker than anticipated. A gross yield of 3.6% may not justify the investment considering better options available in Lisbon's competitive short-term rental market. Not ideal for: Value-add renovation This property is being sold at a price that exceeds its fair value, limiting any potential upside from a value-add renovation strategy. The current condition score of 82/100 suggests that significant improvements may not yield sufficient returns. Not ideal for: Student housing Overpriced at €379,900 against a fair value of €321,250, this property is not well-positioned for the student housing market. The financial dynamics do not favor a sustainable return for targeting student tenants in the area.
Tenant turnover risk High tenant turnover, indicated by a tenant stability score of 75/100, may lead to increased vacancy periods and associated costs for the property owner.
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