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 51 m² on the 3rd floor. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy features: This fully renovated apartment boasts a unique balcony with a river view, enhancing its appeal in a vibrant neighborhood with easy access to public transport and local amenities.
The valuation. The asking price of €379,900 sits €70,500 (22.8%) above the fair value of €309,400, reflecting an overpriced property. This indicates that potential investors should carefully consider market trends before proceeding with a purchase.
Fair value modelled at €309,400 from 6 comparable sales in the area. Asking €379,900 sits €70,500 (22.8%) above — overpriced versus fair value.
Asking €379,900 versus the São Vicente, Lisbon, Lisbon area baseline of €294,191 (€5,768/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €294,191, adjusted for condition and micro-location, gives a modelled fair value of €309,400 (€6,067/m²), a €70,500 (22.8%) gap versus the €379,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · efdcfd | Subject | €379,900 | €7,449 | — | 74 | 90 |
| rua de Moçambique, 10 | Active | €520,000 | €6,500 | 12.7% | 76 | 90 |
| São Vicente · f36048 | Active | €417,000 | €5,560 | 25.4% | 75 | 79 |
| rua de Santa Marinha | Active | €385,000 | €5,347 | 28.2% | 75 | 81 |
| Santa Maria Maior · 99f4af | Active | €585,000 | €6,882 | 7.6% | 75 | 78 |
| Median comp | €468,500 | €6,030 | 19.0% | 75 | 80 |
Long-term rental The property's current asking price of €379,900 significantly exceeds the fair value of €309,400, indicating that it is overpriced and may deter potential long-term tenants looking for competitive rental rates. With a gross yield of only 3.6%, this investment does not provide favorable returns compared to other opportunities available in the market. Short-term vacation rental Although the vibrant neighborhood of São Vicente could attract tourists, the apartment's asking price is 22.8% above its fair value, limiting profitability potential in a competitive short-term rental market. Given the property’s current valuation, returns from seasonal rentals may not justify the investment and associated costs. Luxury market While the apartment is situated in an appealing area of central Lisbon, its valuation at €379,900 is substantially above the fair value of €309,400, rendering it overpriced in the luxury segment. The mismatch in pricing could impact demand and hinder the ability to capitalize on the luxury market's growth in the region.
Potential tenant turnover risk Tenant stability is relatively high at 85/100, yet even a small percentage of tenant turnover could impact rental income significantly.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
