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, 0-bathroom apartment of 51 m² on the 1st floor, energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a 3-meter ceiling height, enhancing its spacious feel and allowing for ample natural light, while also offering a private landscaped terrace with barbecue facilities. Location Advantage: Centrally located, it provides easy access to shops and transportation while remaining secluded from tourist chaos.
The valuation. The asking price of €390,000 is significantly above the fair value of €310,170, by €79,830 (25.7%). This property is considered overpriced based on market analysis.
Fair value modelled at €310,170 from 6 comparable sales in the area. Asking €390,000 sits €79,830 (25.7%) above — overpriced versus fair value.
Asking €390,000 versus the São Vicente, Lisbon, Lisbon area baseline of €297,042 (€5,824/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €297,042, adjusted for condition and micro-location, gives a modelled fair value of €310,170 (€6,082/m²), a €79,830 (25.7%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 83160c | Subject | €390,000 | €7,647 | — | 72 | 82 |
| avenida da Liberdade | Active | €800,000 | €8,000 | 4.6% | 76 | 83 |
| Santa Maria Maior · f3656b | Active | €525,000 | €6,034 | 21.1% | 78 | 83 |
| rua Capitão Roby, 37 | Active | €275,000 | €4,231 | 44.7% | 75 | 82 |
| calçada de Santo André S / N | Active | €230,000 | €5,476 | 28.4% | 80 | 90 |
| Median comp | €400,000 | €5,755 | 24.7% | 77 | 83 |
Long-term rental The property is overpriced, with a gap of 25.7% compared to its fair value of €310,170, which limits the potential for future rental returns. With a yield of only 3.5% gross, this investment may not generate sufficient cash flow to justify the elevated purchase price. Buy-and-hold Acquiring this apartment for a buy-and-hold strategy is not ideal as it is currently overpriced, detracting from potential long-term capital appreciation. The property’s condition rating of 75/100 further suggests that ongoing maintenance costs could diminish any anticipated returns. Family rental Although the neighborhood scores well at 82/100, making it attractive for family rentals, the property remains overpriced, which could impact rental pricing and demand. Prospective renters may be deterred by the elevated cost relative to fair market value, signaling potential challenges in occupancy rates.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant possibility of increased turnover, potentially leading to higher vacancy rates and costs associated with 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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