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, 2-bathroom apartment of 58 m² on the 2nd floor, built in 2022, energy rating B. Located on rua da Verónica, 158, São Vicente parish, Lisbon municipality, Lisbon district. This apartment features a balcony with a river view, enhancing its charm in the historic center while maintaining a peaceful atmosphere.
The valuation. The asking price of €480,000 is positioned above the fair value of €437,717, representing a premium of €42,283 (9.7%). The property is considered fairly valued and reflects quality finishes.
Fair value modelled at €437,717 from 6 comparable sales in the area. Asking €480,000 sits €42,283 (9.7%) above — overpriced versus fair value.
Asking €480,000 versus the rua da Verónica, 158 area baseline of €415,376 (€7,162/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €415,376, adjusted for condition and micro-location, gives a modelled fair value of €437,717 (€7,547/m²), a €42,283 (9.7%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Verónica, 158 | Subject | €480,000 | €8,276 | — | 80 | 82 |
| avenida da Liberdade | Active | €795,000 | €10,325 | 24.8% | 78 | 83 |
| rua das Canastras, 10 | Active | €580,000 | €6,304 | 23.8% | 88 | 82 |
| avenida da Liberdade | Active | €920,000 | €6,715 | 18.9% | 90 | 78 |
| Misericórdia · a80b6c | Active | €1,295,000 | €9,885 | 19.4% | 78 | 80 |
| Median comp | €857,500 | €8,300 | 0.3% | 83 | 81 |
Long-term rental The property presents a gross yield of 3%, which is moderate in the competitive São Vicente market. Given its fair valuation of €480,000 versus a fair value of €437,717, this investment may not provide optimal returns as the gap reflects a 9.7% premium over fair market value. Buy-and-hold The 2-bed apartment benefits from a decent condition rating of 85/100 and a neighborhood score of 82/100. However, with a fair valuation indicating a 9.7% premium, potential long-term appreciation may be limited in comparison to its fair value. Short-term vacation rental Despite the urban area's high economic activity and strong amenities, the property’s yield of 3% does not perfectly align with the investment's fair value of €480,000. With the listing being 9.7% above its fair value, the potential for lucrative short-term rental returns may be constrained, suggesting the property is fairly priced but not a standout opportunity. Not ideal for: Student housing, Industrial purposes
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of increased vacancy rates and costs associated with tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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