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 47 m² on the 3rd floor, built in 1890, energy rating C. Located on rua do Vale de Santo António, 142, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features an impressive open balcony with a stunning river view, enhancing both its aesthetic appeal and outdoor living space. Condition Notes: Bright interiors are complemented by high-quality modern finishes throughout.
The valuation. The asking price of €379,900 is significantly above the fair value of €300,960, representing an overprice of €78,940 (26.2%). This raises concerns regarding the potential for immediate financial return on investment.
Fair value modelled at €300,960 from 6 comparable sales in the area. Asking €379,900 sits €78,940 (26.2%) above — overpriced versus fair value.
Asking €379,900 versus the rua do Vale de Santo António, 142 area baseline of €285,927 (€6,084/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €285,927, adjusted for condition and micro-location, gives a modelled fair value of €300,960 (€6,403/m²), a €78,940 (26.2%) gap versus the €379,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Vale de Santo António, 142 | Subject | €379,900 | €8,083 | — | 78 | 82 |
| rua do Vale de Santo António | Active | €499,900 | €8,332 | 3.1% | 80 | 81 |
| calçada de Santo André | Active | €250,000 | €5,556 | 31.3% | 80 | 84 |
| rua das Farinhas S / N | Active | €925,000 | €6,514 | 19.4% | 78 | 85 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 28.5% | 82 | 78 |
| Median comp | €434,950 | €6,148 | 23.9% | 80 | 83 |
Long-term rental The gross yield of 3.4% reflects a relatively low return on investment, especially considering the property’s price is 26.2% above fair value at €379,900. This premium limits the potential for value appreciation and could result in lower tenant demand over time. Short-term vacation rental Given the property is overpriced by 26.2%, the investment in a short-term vacation rental may not yield satisfactory returns despite the high demand in the São Vicente area. The current pricing could hinder occupancy rates and profitability compared to more competitively priced alternatives. Buy-and-hold The property’s condition and neighbourhood ratings are compelling; however, the 26.2% gap from fair value indicates a lack of room for financial growth with this buy-and-hold strategy. This pricing diminishes long-term capital appreciation potential and may constrain future investment returns.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of increased turnover, which could lead to higher vacancy rates and potential loss of rental income.
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