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.
1-bedroom, 1-bathroom apartment of 35 m² on the 2nd floor, energy rating E. Located on travessa do Olival À Graça, 48, São Vicente parish, Lisbon municipality, Lisbon district. This apartment features a bright open layout with large windows that provide stunning views of the Lisbon skyline, enhancing its appeal for both investors and residents.
The valuation. The asking price of €249,000 is €30,214 (13.8%) above the fair value of €218,786, indicating that the property is overpriced for its actual worth in the current market. Buy-to-flip angle. The plan for resale involves investing in minor renovations to enhance appeal, targeting quick sales in a high-demand area for a potential profit. Buy-to-let angle. With a gross yield of 4.5%, the estimated rental income of €934 per month positions this property as a viable long-term rental investment in a desirable neighborhood.
Fair value modelled at €218,786 from 6 comparable sales in the area. Asking €249,000 sits €30,214 (13.8%) above — overpriced versus fair value.
Asking €249,000 versus the travessa do Olival À Graça, 48 area baseline of €213,922 (€6,112/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 €213,922, adjusted for condition and micro-location, gives a modelled fair value of €218,786 (€6,251/m²), a €30,214 (13.8%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa do Olival À Graça, 48 | Subject | €249,000 | €7,114 | — | 65 | 90 |
| São Vicente · dc1489 | Active | €254,900 | €6,373 | 10.4% | — | 81 |
| praça Luís de Camões | Active | €245,000 | €5,568 | 21.7% | 68 | 89 |
| beco da Verónica | Active | €272,000 | €6,326 | 11.1% | 65 | 79 |
| avenida Mouzinho de Albuquerque | Active | €315,000 | €6,176 | 13.2% | 70 | 76 |
| Median comp | €263,450 | €6,251 | 12.1% | 68 | 80 |
Long-term rental The current listing price of €249,000 for this 1-bed apartment in São Vicente is 13.8% above its fair value of €218,786, suggesting a lack of immediate financial benefits for long-term rental investors. Although the neighbourhood scores a high 90/100, indicating strong demand, the property appears overpriced, which may restrict rental yield growth. Buy-and-hold With a gross yield of 4.5% and a fair value gap of 13.8%, this property poses a risk for buy-and-hold investors due to its current price being significantly higher than the fair market value. The attractive neighbourhood rating of 90/100 could support future appreciation, but the present overvaluation may dampen ROI in the near term. Family rental At a listing price of €249,000, the property’s fair value indicates it is overpriced, making it less attractive as a family rental investment. Despite the appealing neighbourhood quality scoring 90/100, the elevated cost might limit budget-conscious families from considering it as a viable option, affecting occupancy rates and profitability.
[Tenant turnover risk] With a tenant stability score of 80/100, there is a notable risk of tenant turnover that could impact cash flow and lead to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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