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 46 m² on the 3rd floor, built in 1965, energy rating F. Located on rua da Bela Vista À Graça, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a private West-facing terrace, perfect for sunset views, and is situated on a quiet street in the vibrant historic Graça neighborhood.
The valuation. The asking price of €250,000 sits below the fair value of €269,611, representing a difference of €19,611 or 7.3%. This positions the property as fairly valued in the current market. Buy-to-flip angle. With renovation needs assessed at 70/100, a buy-to-flip strategy could involve moderate upgrades to enhance value, aiming for resale at a higher price within a competitive market. Buy-to-let angle. The estimated rental income of €1,042 per month indicates a gross yield of 5%, making this property an attractive long-term buy-to-let investment in a high-demand area of Lisbon.
Fair value modelled at €269,611 from 6 comparable sales in the area. Asking €250,000 sits €19,611 (7.3%) below — the upside to fair value.
Asking €250,000 versus the rua da Bela Vista À Graça area baseline of €259,625 (€5,644/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €259,625, adjusted for condition and micro-location, gives a modelled fair value of €269,611 (€5,861/m²), a €19,611 (7.3%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Bela Vista À Graça | Subject | €250,000 | €5,435 | — | 75 | 90 |
| São Vicente · 5da271 | Active | €430,000 | €5,972 | 9.9% | 74 | 90 |
| rua Natália Correia, 13 | Active | €315,000 | €6,429 | 18.3% | 75 | 82 |
| travessa Dona Estefânia | Active | €345,000 | €5,750 | 5.8% | 73 | 81 |
| rua de Sant'Ana À Lapa S / N | Active | €323,000 | €8,075 | 48.6% | 75 | 80 |
| Median comp | €334,000 | €6,201 | 14.1% | 75 | 82 |
Long-term rental The property offers a gross yield of 5%, indicating it can provide steady returns in São Vicente's robust rental market. However, with a fair value of €269,611, the current listing price of €250,000 suggests it is priced appropriately, but is not an exceptional investment opportunity. Short-term vacation rental Situated in a sought-after urban area with a high-quality neighborhood score of 90, this apartment is positioned well for short-term rental success. Nonetheless, the property's listing at €250,000 aligns closely with its fair value of €269,611, suggesting it does not present a unique profit potential. Luxury market While this property has merits in terms of location and condition, its fair valuation at €269,611 paired with its listing price of €250,000 indicates it meets market expectations rather than stands out as a luxury asset. Consequently, this apartment does not offer the kind of significant upside typically sought in luxury properties. Not ideal for student housing Given the high-quality neighborhood and strong demand from professionals, this property is not well-suited for the student housing market. The apartment's features and pricing do not align with the requirements and financial constraints typical of student renters. Agricultural investment Investing in this urban apartment as an agricultural property is inappropriate due to its completely urban setting and lacking agricultural viability. The strategic focus on housing in a city like Lisbon further diminishes any potential for agricultural investment. Industrial development This property’s characteristics and location do not lend themselves to industrial development opportunities. Its residential focus and the neighborhood's urban profile make it unsuitable for industrial ventures.
Tenant turnover risk Despite a relatively high tenant stability score of 85/100, there is still a potential risk of increased turnover that may impact cash flow and increase costs related to tenant acquisition and property management.
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