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, 1-bathroom apartment of 52 m² on the 3rd floor, built in 1894, energy rating C. Located on rua do Vale de Santo António, São Vicente parish, Lisbon municipality, Lisbon district. This apartment features a spacious open balcony with river views, enhancing its charm and outdoor living potential.
The valuation. The asking price of €349,900 is slightly above the fair value of €348,924, resulting in a minimal premium of €976 (0.3%). Verdict: fair.
Fair value modelled at €348,924 from 6 comparable sales in the area. Asking €349,900 sits €976 (0.3%) above — overpriced versus fair value.
Asking €349,900 versus the rua do Vale de Santo António area baseline of €333,499 (€6,413/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €333,499, adjusted for condition and micro-location, gives a modelled fair value of €348,924 (€6,710/m²), a €976 (0.3%) gap versus the €349,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Vale de Santo António | Subject | €349,900 | €6,729 | — | 75 | 83 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 8.1% | 80 | 85 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 4.5% | 75 | 85 |
| Penha de França · 0dcfbd | Active | €395,000 | €5,643 | 16.1% | 81 | 81 |
| praça das Flores | Active | €575,000 | €6,389 | 5.1% | 75 | 85 |
| Median comp | €422,500 | €6,288 | 6.6% | 78 | 85 |
Long-term rental The property offers a gross yield of 3.9%, which is a reasonable return in a high-demand area like São Vicente, Lisbon. Given the fair valuation at €349,900, it presents a stable investment opportunity without significant risks of overpayment. Short-term vacation rental The location's historic appeal and tourist influx can support a short-term rental strategy, but the 0.3% gap from fair value indicates limited upside potential. While the property sits in a desirable neighborhood with a quality score of 83/100, the pricing does not create a compelling case for aggressive rates in the competitive rental market. Buy-and-hold Holding this property may yield steady appreciation given Lisbon's ongoing urban development and economic stability, but the slight premium over the fair value suggests cautious optimism. With a condition rating of 78/100, it is wise to consider potential maintenance and improvement costs that could affect long-term returns.
Tenant turnover risk Tenant stability at 75/100 indicates potential for higher turnover, which can disrupt rental income and increase vacancy 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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