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.
3-bedroom, 2-bathroom apartment of 59 m² on the 1st floor. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment is equipped with built-in high-quality appliances and has premium PVC window frames, enhancing energy efficiency and noise insulation in a vibrant Lisbon neighborhood.
The valuation. The asking price of €459,900 is €73,590 (19.0%) above the fair value of €386,310, indicating that the property is overpriced. This discrepancy suggests that potential buyers may seek better value elsewhere.
Fair value modelled at €386,310 from 6 comparable sales in the area. Asking €459,900 sits €73,590 (19.0%) above — overpriced versus fair value.
Asking €459,900 versus the São Vicente, Lisbon, Lisbon area baseline of €365,665 (€6,198/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €365,665, adjusted for condition and micro-location, gives a modelled fair value of €386,310 (€6,548/m²), a €73,590 (19.0%) gap versus the €459,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 096f12 | Subject | €459,900 | €7,795 | — | 80 | 86 |
| alameda Dom Afonso Henriques | Active | €750,000 | €5,952 | 23.6% | 80 | 80 |
| Misericórdia · a0cb83 | Active | €780,000 | €10,833 | 39.0% | 82 | 84 |
| avenida da Liberdade | Active | €690,000 | €7,263 | 6.8% | 75 | 83 |
| rua Bernardim Ribeiro S / N | Active | €750,000 | €7,143 | 8.4% | 80 | 83 |
| Median comp | €750,000 | €7,203 | 7.6% | 80 | 83 |
Long-term rental The property presents a gross yield of 3.4%, which is relatively low given the fair value of €386,310, indicating that the rental income may not justify the current listing price of €459,900. Additionally, while the central Lisbon location suggests strong demand, the 19.0% gap between the listing price and fair value signals that the property may not perform well in the long-term rental market. Short-term vacation rental Considering the high demand for short-term rentals in central Lisbon, the property could attract visitors; however, the current valuation at €459,900 significantly exceeds the fair value of €386,310, resulting in a limited upside for potential investors. Furthermore, with a gross yield of only 3.4%, the property may struggle to compete against better-valued alternatives in the short-term rental market. Buy-and-hold The buy-and-hold strategy for this property seems less appealing, as the current pricing at €459,900 surpasses the fair value of €386,310 by 19.0%, potentially diminishing long-term appreciation prospects. Although the location offers high livability and tenant quality, investors may find better opportunities with properties that are priced more favorably in the market.
Tenant turnover risk With a tenant stability score of 70/100, there's a significant risk of higher turnover, which can lead to increased vacancy rates and associated costs.
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