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 1st floor, built in 1965, energy rating E. Located on rua da Bela Vista À Graça, São Vicente parish, Lisbon municipality, Lisbon district. Terrace: The apartment includes a private 5 m² terrace, perfect for enjoying sunset views, enhancing outdoor living in a vibrant neighborhood. Solar Exposure: Two fronts provide abundant natural light throughout the day.
The valuation. The asking price of €265,000 is slightly above the fair value of €254,465, sitting at a variance of €10,535 (4.1%). The property is valued fairly based on current market conditions.
Fair value modelled at €254,465 from 6 comparable sales in the area. Asking €265,000 sits €10,535 (4.1%) above — overpriced versus fair value.
Asking €265,000 versus the rua da Bela Vista À Graça area baseline of €248,898 (€5,411/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €248,898, adjusted for condition and micro-location, gives a modelled fair value of €254,465 (€5,532/m²), a €10,535 (4.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Bela Vista À Graça | Subject | €265,000 | €5,761 | — | 66 | 84 |
| rua Conselheiro Arantes Pedroso, 57 | Active | €197,500 | €3,591 | 37.7% | 65 | 87 |
| Arroios · b7b50c | Active | €197,500 | €3,591 | 37.7% | 66 | 85 |
| beco da Verónica | Active | €272,000 | €6,326 | 9.8% | 65 | 79 |
| São Vicente · dc1489 | Active | €254,900 | €6,373 | 10.6% | — | 81 |
| Median comp | €226,200 | €4,959 | 13.9% | 65 | 83 |
Long-term rental With a gross yield of 4.7%, this 1-bed apartment in São Vicente presents a stable long-term rental investment in a neighborhood rated 84/100 for tenant quality. Although priced at €265,000, the property's fair value is only €254,465, indicating that it is fairly priced. Short-term vacation rental The high urban demand in Central Lisbon supports the potential for a robust short-term vacation rental market, allowing for higher nightly rates and occupancy. While the property’s listing price of €265,000 reflects a fair value, the overall yield may limit profitability in a competitive landscape. Luxury market Positioned in a desirable area, this property could appeal to luxury buyers seeking modern amenities within Central Lisbon. However, with its fair valuation of €254,465 compared to the listing price of €265,000, it reflects a market that is currently fair but requires careful assessment of luxury demand dynamics. Not ideal for student housing Given the property size and profile, it is not well-suited for the student housing market, which typically requires more rooms and amenities. The demand from students in the area does not align with the characteristics of this 1-bed apartment in São Vicente.
Tenant Stability Risk The tenant stability score of 75/100 indicates that while the property has decent tenant retention, there is a moderate risk of turnover, which could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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