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, 2-bathroom apartment of 78 m² on the 2nd floor, built in 2002, energy rating C. Located on rua de Santa Marinha, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts double-glazed windows for enhanced energy efficiency and sound insulation, along with built-in wardrobes maximizing storage in the bright, airy layout.
The valuation. The asking price of €600,000 is significantly above the fair value of €419,871, representing an overpricing of €180,129 or 42.9%. Such a premium indicates a reduced investment appeal.
Fair value modelled at €419,871 from 6 comparable sales in the area. Asking €600,000 sits €180,129 (42.9%) above — overpriced versus fair value.
Asking €600,000 versus the rua de Santa Marinha area baseline of €394,095 (€5,052/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting 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 €394,095, adjusted for condition and micro-location, gives a modelled fair value of €419,871 (€5,383/m²), a €180,129 (42.9%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Marinha | Subject | €600,000 | €7,692 | — | 78 | 84 |
| Santo António · b4533c | Active | €610,000 | €5,810 | 24.5% | 75 | 89 |
| Misericórdia · 090263 | Active | €485,000 | €7,029 | 8.6% | 76 | 88 |
| rua de São Bento, 59 | Active | €579,900 | €4,956 | 35.6% | 74 | 80 |
| rua Damasceno Monteiro, 23 | Active | €530,000 | €4,818 | 37.4% | 72 | 85 |
| Median comp | €554,950 | €5,383 | 30.0% | 75 | 87 |
Long-term rental Given the property’s 2.7% gross yield and a significant gap of 42.9% from its fair value of €419,871, it represents a financial commitment that appears excessive for long-term rental purposes. While the location in São Vicente offers amenities and accessibility, the overpriced nature may hinder cash flow potential. Short-term vacation rental The characterization of this site as overpriced at €600,000, compared to a fair value of €419,871, raises concerns for its viability as a short-term vacation rental investment. Although it benefits from cultural proximity and transit access, the yield remains low, limiting profitability in a competitive segment. Luxury market As this property is assessed at €600,000, 42.9% above its fair value, it does not position well for investment in the luxury market, where price expectations may not align with its performance metrics. Despite the high condition and neighbourhood ratings, the pricing reflects a disconnect that could affect desirability among affluent buyers. Not ideal for agricultural investment Agricultural investment is impractical in this central Lisbon property as its urban context and valuation significantly diverge from the requirements of agricultural viability. The focus on residential and urban rentals inhibits the potential for agricultural use. Not ideal for manufacturing The property is not suitable for manufacturing investments due to its residential nature and location in a high-demand urban area. Manufacturing typically requires distinct zoning and infrastructure that this 2-bed apartment does not provide.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of increased tenant turnover, which could lead to higher vacancy rates and increased costs associated with finding new tenants.
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