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 50 m² on the 3rd floor, energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. This apartment boasts a private open balcony showcasing unobstructed river views, ideal for relaxation or entertaining guests in a vibrant neighborhood.
The valuation. The asking price of €349,000 is significantly above the fair value of €264,904, indicating it is overpriced by €84,096 (31.7%). This suggests a lower potential return for investors seeking value propositions.
Fair value modelled at €264,904 from 6 comparable sales in the area. Asking €349,000 sits €84,096 (31.7%) above — overpriced versus fair value.
Asking €349,000 versus the São Vicente, Lisbon, Lisbon area baseline of €250,982 (€5,020/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €250,982, adjusted for condition and micro-location, gives a modelled fair value of €264,904 (€5,298/m²), a €84,096 (31.7%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 5b86b8 | Subject | €349,000 | €6,980 | — | 75 | 90 |
| rua Damasceno Monteiro, 23 | Active | €530,000 | €4,818 | 31.0% | 72 | 85 |
| rua de São Bento, 59 | Active | €579,900 | €4,956 | 29.0% | 74 | 80 |
| Misericórdia · 090263 | Active | €485,000 | €7,029 | 0.7% | 76 | 88 |
| rua do Salvador | Active | €630,000 | €8,182 | 17.2% | 74 | 83 |
| Median comp | €554,950 | €5,993 | 14.1% | 74 | 84 |
Long-term rental The current listing price of €349,000 represents a 31.7% premium over its fair value of €264,904, suggesting that this property may not generate optimal returns for long-term rental investments. The gross yield of 3.8% is subpar compared to the costs associated with overpaying for the property. Short-term vacation rental While the property enjoys a high neighborhood score of 90/100, the significant gap from fair value indicates that the investment may not yield the desired cash flow when competing in the vacation rental market. Given the overpriced nature of the listing, the potential income generated may not justify the elevated entry cost. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky due to its current price being 31.7% above fair value, which could hinder long-term appreciation. Although the neighborhood is desirable, the valuation suggests that the property may not achieve capital gains commensurate with its cost.
Potential tenant turnover risk: With a tenant stability score of 80/100, there is a risk of tenant turnover, which could impact cash flow and require additional costs for 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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