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 45 m², built in 1977, energy rating D. Located on largo de Santa Marinha, 24, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts exceptional views of the Convent of São Vicente and the Tagus River, situated in a tranquil yet accessible family-friendly square in Graça.
The valuation. The asking price of €310,000 is substantially above the fair value of €231,224, by €78,776, or 34.1%. This property is overpriced considering the valuation metrics available.
Fair value modelled at €231,224 from 6 comparable sales in the area. Asking €310,000 sits €78,776 (34.1%) above — overpriced versus fair value.
Asking €310,000 versus the largo de Santa Marinha, 24 area baseline of €225,302 (€5,007/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €225,302, adjusted for condition and micro-location, gives a modelled fair value of €231,224 (€5,138/m²), a €78,776 (34.1%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo de Santa Marinha, 24 | Subject | €310,000 | €6,889 | — | 65 | 84 |
| Arroios · 3df43b | Active | €565,000 | €5,707 | 17.2% | — | 85 |
| Penha de França · 25f5c3 | Active | €355,000 | €5,820 | 15.5% | 65 | 86 |
| rua Luís Sambo | Active | €270,000 | €3,253 | 52.8% | 58 | 85 |
| Santo António · 1e6287 | Active | €430,000 | €4,778 | 30.6% | — | 82 |
| Median comp | €392,500 | €5,243 | 23.9% | 62 | 85 |
Luxury market The property is positioned in a desirable urban area with high demand, reflecting an attractive lifestyle for affluent buyers; however, its current listing of €310,000 is significantly higher than the fair value of €231,224, resulting in a 34.1% premium. As the luxury market often seeks unique offerings, this overpriced apartment may struggle to attract high-end buyers looking for value. Long-term rental Despite the apartment's favorable location near cultural and business centers with a decent neighborhood rating of 84/100, the yield of 4.2% indicates less potential for profitability against the overpriced asking price of €310,000. Tenants may prefer other options within the same area that better align with fair market value, limiting long-term rental appeal. Short-term vacation rental While the property is in a prime location for tourists and expats, generating potential short-term rental income might not justify its overpriced listing of €310,000 compared to the fair value of €231,224. The current market conditions indicate that visitors may opt for alternatives that provide better value and yields in Lisbon's competitive short-term rental landscape.
Tenant turnover risk High tenant turnover is a potential risk due to a tenant stability score of 75/100, indicating that there may be challenges in retaining tenants in the long term.
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