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 duplex of 70 m², built in 1947, energy rating D. Located on rua de Entre Muros do Mirante, 21, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property boasts the largest private patio on the street, shaded by a mature laurel tree, and includes an independent annex perfect for an office, enhancing its appeal.
The valuation. The asking price of €377,000 is approximately €34,760 (8.4%) below the fair value of €411,760. This suggests that the property is fairly priced, offering a reasonable opportunity for prospective buyers.
Fair value modelled at €411,760 from 6 comparable sales in the area. Asking €377,000 sits €34,760 (8.4%) below — the upside to fair value.
Asking €377,000 versus the rua de Entre Muros do Mirante, 21 area baseline of €393,658 (€5,624/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €393,658, adjusted for condition and micro-location, gives a modelled fair value of €411,760 (€5,882/m²), a €34,760 (8.4%) gap versus the €377,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Entre Muros do Mirante, 21 | Subject | €377,000 | €5,386 | — | 72 | 83 |
| rua Lopes, 104 | Active | €359,000 | €5,983 | 11.1% | 73 | 82 |
| rua Capitão Roby, 37 | Active | €275,000 | €4,231 | 21.4% | 75 | 82 |
| calçada de Santo André S / N | Active | €230,000 | €5,476 | 1.7% | 80 | 90 |
| rua Leite de Vasconcelos, 19 | Active | €370,000 | €5,781 | 7.3% | 75 | 82 |
| Median comp | €317,000 | €5,629 | 4.5% | 75 | 82 |
Long-term rental This 2-bed duplex in São Vicente is fairly valued at €377,000 against a fair value of €411,760, reflecting a slight potential gap. With a gross yield of 3.9%, this strategy could provide consistent cash flow in a neighborhood with strong economic activities and amenities. Buy-and-hold Investing in this duplex offers a fair entry point at €377,000, providing an opportunity for long-term appreciation as the market evolves. The property’s decent condition score of 74/100 in a highly rated neighborhood (83/100) suggests good potential for sustained value growth over time. Family rental The property’s favorable location near Lisbon's center makes it well-suited for family rental, appealing to those seeking stable environments with strong educational infrastructure. Despite being fairly priced, the established amenities and lower crime rates could attract quality long-term tenants who value a peaceful urban lifestyle.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancies and rental income fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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