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 49 m² on the 2nd floor, energy rating A. Located on rua de Santa Engrácia, 12, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts abundant natural light, complemented by cheerful color schemes, creating an inviting atmosphere ideal for both relaxation and productivity.
The valuation. The asking price of €295,000 for this 1-bed, 1-bath apartment in São Vicente is €72,500 (19.7%) below its fair value of €367,500. This marks the property as underpriced in a high-demand area of Lisbon.
Fair value modelled at €367,500 from 6 comparable sales in the area. Asking €295,000 sits €72,500 (19.7%) below — the upside to fair value.
Asking €295,000 versus the rua de Santa Engrácia, 12 area baseline of €358,424 (€7,315/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €358,424, adjusted for condition and micro-location, gives a modelled fair value of €367,500 (€7,500/m²), a €72,500 (19.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Engrácia, 12 | Subject | €295,000 | €6,020 | — | 72 | 81 |
| rua dos Sapadores, 113 | Active | €610,000 | €12,449 | 106.8% | 65 | 87 |
| rua São José, 150 | Active | €510,000 | €11,591 | 92.5% | 73 | 89 |
| rua Alexandre Braga, 15 | Active | €285,000 | €6,196 | 2.9% | 70 | 82 |
| rua do Paraíso | Active | €249,000 | €6,385 | 6.0% | 70 | 81 |
| Median comp | €397,500 | €8,988 | 49.3% | 70 | 85 |
Long-term rental This property presents a strong long-term rental opportunity given its fair value of €367,500 compared to the listing price of €295,000, indicating a promising rental yield of 4.2%. With a neighborhood rating of 81/100, it is positioned in a high-demand area that ensures a steady influx of potential tenants. Buy-and-hold As a buy-and-hold investment, this property remains attractive due to its current underpriced status, offering significant potential for capital appreciation over time. The central Lisbon location, with good educational structures and amenities, further enhances its appeal for future growth in property value. Family rental Ideally suited for family rental, this property benefits from its accessibility to good educational structures and a high neighborhood rating of 81/100. The competitive price point, alongside the solid gross yield of 4.2%, positions it well for attracting families seeking long-term housing in a desirable location.
Tenant default risk With a tenant stability score of 70/100, there's a potential risk of tenant turnover or default, which could impact rental income and overall cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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