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, 3-bathroom apartment of 62 m² on the 1st floor, built in 1937, energy rating D. Located on rua da Graça S / N, São Vicente parish, Lisbon municipality, Lisbon district. This property features a unique outdoor yard and has been cleverly reconfigured to provide two suites, enhancing its functionality in a compact layout.
The valuation. The asking price of €450,000 is €68,300 (17.9%) above the fair value of €381,700, indicating that the property is overpriced. This disconnect suggests limited potential for immediate financial gain unless market conditions shift significantly.
Fair value modelled at €381,700 from 6 comparable sales in the area. Asking €450,000 sits €68,300 (17.9%) above — overpriced versus fair value.
Asking €450,000 versus the rua da Graça S / N area baseline of €365,963 (€5,903/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 €365,963, adjusted for condition and micro-location, gives a modelled fair value of €381,700 (€6,156/m²), a €68,300 (17.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Graça S / N | Subject | €450,000 | €7,258 | — | 71 | 92 |
| Estrela · 261e7e | Active | €227,000 | €3,783 | 47.9% | 74 | 85 |
| praça do Rossio | Active | €490,000 | €4,153 | 42.8% | 76 | 84 |
| praça do Príncipe Real | Active | €720,000 | €7,912 | 9.0% | 75 | 83 |
| rua Leandro Braga | Active | €410,000 | €6,613 | 8.9% | 75 | 78 |
| Median comp | €450,000 | €5,383 | 25.8% | 75 | 84 |
Long-term rental The 1-bed apartment in São Vicente is overpriced at €450,000 compared to its fair value of €381,700, creating a significant gap of 17.9%. With a gross yield of only 3%, the investment does not offer attractive returns for long-term rental opportunities. Short-term vacation rental While the location holds appeal for tourism, the property’s high listing price of €450,000 is 17.9% above the fair value of €381,700, making it less attractive in terms of return on investment. The yield of 3% further suggests a lack of profitability in the short-term vacation rental market. Buy-and-hold Investing in this 1-bed apartment as a buy-and-hold strategy is not advisable, as it is overpriced at €450,000 with a fair value of €381,700 reflecting a 17.9% gap. The projected gross yield of 3% does not justify the high entry cost for a long-term investment strategy.
Economic Vulnerability: Despite a high Economic Stability score of 93/100, potential market fluctuations could still impact the investment negatively, particularly if tenant churn increases beyond the current Tenant Stability score of 90/100.**
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