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.
3-bedroom, 2-bathroom apartment of 85 m² on the 3rd floor, built in 2012, energy rating C. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This 3rd-floor apartment offers a captivating view of the River Tejo and the historic architecture of Alfama, enhancing the living experience with vibrant local culture.
The valuation. The asking price of €750,000 significantly exceeds the fair value of €505,334 by €244,666, marking it as overpriced at 48.4%. This discrepancy suggests a need for careful consideration before proceeding with any purchase.
Fair value modelled at €505,334 from 6 comparable sales in the area. Asking €750,000 sits €244,666 (48.4%) above — overpriced versus fair value.
Asking €750,000 versus the São Vicente, Lisbon, Lisbon area baseline of €475,601 (€5,595/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €475,601, adjusted for condition and micro-location, gives a modelled fair value of €505,334 (€5,945/m²), a €244,666 (48.4%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · a0cadc | Subject | €750,000 | €8,824 | — | 78 | 85 |
| largo Santos | Active | €975,000 | €11,471 | 30.0% | 75 | 82 |
| rua Antero de Quental | Active | €890,000 | €7,063 | 19.9% | 80 | 92 |
| rua do Alecrim, 11 | Active | €290,000 | €2,636 | 70.1% | 78 | 83 |
| avenida da Liberdade | Active | €779,800 | €5,492 | 37.8% | 75 | 76 |
| Median comp | €834,900 | €6,278 | 28.9% | 77 | 83 |
Long-term rental This property is not ideal for a long-term rental strategy, given that it is overpriced at €750,000, which is 48.4% above its fair value of €505,334. With a gross yield of only 2.4%, the financial outlook does not support a favorable return on investment. Short-term vacation rental Entering the short-term vacation rental market with this property may lead to suboptimal returns, as the current listing price of €750,000 exceeds the fair value by a notable margin of 48.4%. The yield of 2.4% suggests that potential revenue may not justify the high entry cost, making it less attractive in a competitive market. Buy-and-hold Adopting a buy-and-hold strategy for this property could present significant challenges, particularly since it is priced at €750,000, far above its fair value of €505,334. The expected long-term appreciation is undermined by the current gross yield of just 2.4%, indicating limited upside potential. Not ideal for Agricultural investment, Industrial development, Rural retreat.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated 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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