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 52 m² on the 1st floor, energy rating D. Located on largo da Graça, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes an extraordinary private terrace with potential for various environments and an independent annex converted into a second suite for added versatility, making it ideal for hosting or rental income.
The valuation. The asking price of €450,000 sits significantly above its fair value of €300,950, indicating the property is overpriced by €149,050 (49.5%). This premium does not reflect the intrinsic worth of the apartment in the current market.
Fair value modelled at €300,950 from 6 comparable sales in the area. Asking €450,000 sits €149,050 (49.5%) above — overpriced versus fair value.
Asking €450,000 versus the largo da Graça area baseline of €289,472 (€5,567/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €289,472, adjusted for condition and micro-location, gives a modelled fair value of €300,950 (€5,788/m²), a €149,050 (49.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo da Graça | Subject | €450,000 | €8,654 | — | 70 | 82 |
| rua Capitão Roby, 37 | Active | €275,000 | €4,231 | 51.1% | 75 | 82 |
| rua Marcos Portugal | Active | €518,000 | €7,400 | 14.5% | 72 | 90 |
| São Vicente · 4d4585 | Active | €330,000 | €4,125 | 52.3% | 60 | 87 |
| Beato · f46d3b | Active | €235,000 | €5,875 | 32.1% | 68 | 79 |
| Median comp | €302,500 | €5,053 | 41.6% | 70 | 85 |
Long-term rental The property is overpriced by 49.5% compared to its fair market value, which compromises the potential returns for a long-term rental investment. With a gross yield of only 3.1%, the financials suggest that this property may not generate adequate cash flow for sustainable rental income. Short-term vacation rental Given its high asking price, the property does not justify the costs typically associated with operating a short-term vacation rental. The current yield of 3.1% indicates that profitability could be limited, making this strategy less appealing. Buy-and-hold As the property is valued at €450,000 against a fair market value of €300,950, it presents a significant risk for a buy-and-hold strategy. The 49.5% gap from fair value suggests that long-term appreciation may not offset the initial investment cost effectively.
Tenant retention risk The tenant stability score of 70/100 suggests a moderate risk of turnover, which could lead to increased vacancy rates and associated costs in finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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