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 57 m², energy rating B. Located on rua do Paraíso, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment offers a private terrace with river views, enhancing its charm and providing a unique outdoor space for relaxation in Lisbon. Condition Notes: The building has undergone complete renovations for durability and aesthetics.
The valuation. The asking price of €399,000 exceeds the fair value of €363,241 by €35,759 (9.8%). This property is fairly priced, reflecting the quality of the apartment and the demand in the Lisbon market.
Fair value modelled at €363,241 from 6 comparable sales in the area. Asking €399,000 sits €35,759 (9.8%) above — overpriced versus fair value.
Asking €399,000 versus the rua do Paraíso area baseline of €348,959 (€6,122/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €348,959, adjusted for condition and micro-location, gives a modelled fair value of €363,241 (€6,373/m²), a €35,759 (9.8%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Paraíso | Subject | €399,000 | €7,000 | — | 70 | 82 |
| Penha de França · 25f4cd | Active | €535,000 | €5,459 | 22.0% | 74 | 79 |
| calçada do Tijolo | Active | €460,000 | €6,866 | 1.9% | 72 | 82 |
| Penha de França · f5eb30 | Active | €535,000 | €6,605 | 5.6% | 75 | 81 |
| travessa da Pereira, 32 | Active | €350,000 | €6,140 | 12.3% | 72 | 84 |
| Median comp | €497,500 | €6,373 | 9.0% | 73 | 82 |
Long-term rental The property offers a gross yield of 3.7%, which is reasonable given its location in a high-demand area of Central Lisbon. However, with a fair value of €363,241 and a listing price of €399,000, the property is aligned with its valuation but does not present a strong investment opportunity for long-term rentals. Short-term vacation rental Given the property's vibrant neighbourhood rating of 82/100 and its proximity to amenities, it holds potential for short-term vacation rentals. Nevertheless, with a fair value of €363,241 versus a listing price of €399,000, this investment appears to be at market price, limiting any significant upside. Buy-and-hold With a good condition score of 74/100 and a strong neighbourhood profile, the property could be suitable for a buy-and-hold strategy. However, at a listing price that closely reflects its fair value of €363,241, the investment lacks compelling pricing, offering minimal opportunity for capital appreciation over time.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of higher tenant turnover, which could lead to increased vacancy rates and lost rental income.
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