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 54 m² on the 1st floor, built in 1951, energy rating D. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts unique 16th-century tiles from an old palace, adding historical charm to its modern updates and excellent rental potential in a vibrant neighborhood.
The valuation. The asking price of €420,000 is €146,143 (53.4%) above fair value at €273,857, indicating that this property is overpriced. Careful consideration is needed before proceeding with a purchase. Buy-to-flip angle. A buy-to-flip strategy could leverage the apartment's decent finishes and prime location to aim for a resale at a competitive price point, although renovation costs may be necessary to appeal to buyers. Buy-to-let angle. With an estimated rental income of €1,190/month, the gross yield stands at 3.4%, positioning this property as a long-term rental opportunity, albeit with lower returns given the asking price.
Fair value modelled at €273,857 from 6 comparable sales in the area. Asking €420,000 sits €146,143 (53.4%) above — overpriced versus fair value.
Asking €420,000 versus the São Vicente, Lisbon, Lisbon area baseline of €262,665 (€4,864/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 €262,665, adjusted for condition and micro-location, gives a modelled fair value of €273,857 (€5,071/m²), a €146,143 (53.4%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 2fce94 | Subject | €420,000 | €7,778 | — | 70 | 81 |
| Arroios · f5ebe5 | Active | €345,000 | €4,929 | 36.6% | 72 | 80 |
| São Vicente · 5e639f | Active | €349,900 | €7,445 | 4.3% | — | 83 |
| largo Corpo Santo | Active | €850,000 | €9,444 | 21.4% | 66 | 87 |
| Santa Maria Maior · ec1b17 | Active | €249,900 | €2,136 | 72.5% | 70 | 91 |
| Median comp | €347,450 | €6,187 | 20.5% | 70 | 85 |
Long-term rental The property, listed at €420,000, is currently overpriced by 53.4% compared to its fair value of €273,857, which negatively impacts potential returns for long-term rental investment. With a gross yield of only 3.4%, the apartment's financial metrics do not justify the high asking price in a competitive rental market. Buy-and-hold Investing in this 2-bed apartment as a long-term asset is not advisable given its significant overvaluation of 53.4% against the fair value. Holding this property may lead to marginal returns due to the limited yield of 3.4% and the inflated initial cost. Luxury market While the property is located in a vibrant neighbourhood and has decent amenities, its current price-tag of €420,000 is above the fair value by 53.4%, causing it to miss the mark for luxury market investments. The combination of a weak yield of 3.4% and overpricing undermines its potential appeal in the high-end segment. Not ideal for short-term vacation rental Due to its 53.4% overpricing and subpar yield of 3.4%, this property does not align with the financial expectations typical of successful short-term vacation rentals. Its pricing structure and estimated returns make it a less attractive option for this rental strategy.
Tenant turnover risk The tenant stability score of 70/100 indicates a higher likelihood of turnover, which could lead to increased costs and potential vacancies.
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