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 52 m² on the 1st floor, energy rating D. Located on largo da Graça, São Vicente parish, Lisbon municipality, Lisbon district. Property Features: The exceptional private terrace serves as a serene outdoor oasis, ideal for diverse leisure activities, while the independent annex offers flexibility as a second suite for guests or rental opportunities.
The valuation. The asking price of €450,000 is €52,353 (13.2%) above the fair value of €397,647, indicating that the property is overpriced. As such, it does not present a compelling purchase opportunity for investors seeking value.
Fair value modelled at €397,647 from 5 comparable sales in the area. Asking €450,000 sits €52,353 (13.2%) above — overpriced versus fair value.
Asking €450,000 versus the largo da Graça area baseline of €386,517 (€7,433/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 €386,517, adjusted for condition and micro-location, gives a modelled fair value of €397,647 (€7,647/m²), a €52,353 (13.2%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo da Graça | Subject | €450,000 | €8,654 | — | 68 | 78 |
| Avenidas Novas · 25f611 | Active | €798,000 | €11,083 | 28.1% | 73 | 78 |
| beco do Monte | Active | €250,000 | €4,545 | 47.5% | 68 | 85 |
| Estrela · cfe0bc | Active | €850,000 | €9,140 | 5.6% | 75 | 79 |
| beco do Alegrete | Active | €265,000 | €4,417 | 49.0% | 70 | 83 |
| Median comp | €531,500 | €6,843 | 20.9% | 72 | 81 |
Long-term rental The rental yield of 3.2% suggests that the 2-bed apartment in São Vicente may not generate sufficient returns relative to its asking price of €450,000, especially with a fair value of €397,647 indicating it is overpriced by 13.2%. Additionally, while the neighborhood has a solid rating of 78/100, the significant price gap means investors may struggle to achieve a favorable net income. Short-term vacation rental Investing in short-term vacation rentals in São Vicente could be challenging due to the 13.2% gap between the listing price and fair value, with the property being priced at €450,000 while its fair value is only €397,647. The gross yield of 3.2% further complicates the investment case, suggesting that high occupancy may not be sufficient to offset the property's overvaluation. Luxury market This 2-bed apartment at €450,000 enters the luxury market at a price above its fair value of €397,647, reflecting a 13.2% overpricing, which may limit its appeal to discerning buyers seeking value. While the decent neighborhood rating of 78/100 offers some allure, the high asking price calls into question the apartment's desirability and investment potential in a competitive luxury segment.
Tenant turnover risk A tenant stability score of 75/100 suggests a moderate likelihood of turnover, which could lead to increased vacancy rates and additional costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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