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, 2-bathroom apartment of 103 m² on the 1st floor, built in 2017, energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a private balcony offering panoramic views of the Castle of S. Jorge, and is nestled within a tranquil gated community complete with gardens and a swimming pool.
The valuation. The asking price of €1,349,000 is significantly higher than the fair value of €712,434, marking a difference of €636,566 (89.4%). This property is clearly overpriced according to current market analysis.
Fair value modelled at €712,434 from 6 comparable sales in the area. Asking €1,349,000 sits €636,566 (89.4%) above — overpriced versus fair value.
Asking €1,349,000 versus the São Vicente, Lisbon, Lisbon area baseline of €671,845 (€6,523/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €671,845, adjusted for condition and micro-location, gives a modelled fair value of €712,434 (€6,917/m²), a €636,566 (89.4%) gap versus the €1,349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · efdc5c | Subject | €1,349,000 | €13,097 | — | 85 | 83 |
| rua das Farinhas S / N | Active | €925,000 | €6,514 | 50.3% | 78 | 85 |
| praça das Novas Nações | Active | €685,000 | €6,116 | 53.3% | 76 | 88 |
| avenida de Roma | Active | €710,000 | €7,320 | 44.1% | 78 | 85 |
| Avenidas Novas · d1dce1 | Active | €850,000 | €8,333 | 36.4% | 82 | 83 |
| Median comp | €780,000 | €6,917 | 47.2% | 78 | 85 |
Buy-and-hold The current listing price of €1,349,000 represents a significant 89.4% gap above the fair value of €712,434, indicating this property is overpriced for a buy-and-hold investment strategy. With a gross yield of only 1.5%, the potential returns may not justify the high entry cost in a market that favors more competitively priced assets. Long-term rental The €1,349,000 listing price is substantially above the fair value, creating an 89.4% discrepancy that suggests the property is overpriced for long-term rental purposes. The gross yield of 1.5% further highlights a limited opportunity for cash flow generation, making this investment less appealing in a market that may yield better alternatives. Short-term vacation rental At a listing price of €1,349,000, with a fair value of €712,434, the property is overpriced by a striking 89.4%, which may deter potential short-term rental investors. The low gross yield of 1.5% further indicates that despite the appealing location, the upfront cost may not align with the expected revenue from short-term rentals in a competitive market.
Economic Vulnerability With an Economic Stability score of 90/100, there is still a risk due to potential market fluctuations that could affect property values negatively despite a generally robust economy.
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