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 apartment of 72 m² on the 3rd floor, built in 2003, energy rating C. Located on rua Leite de Vasconcelos, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a charming balcony with views of historic architecture and offers direct access to vibrant local markets and cultural attractions in the heart of São Vicente.
The valuation. The asking price of €429,000 sits marginally below the fair value of €432,563, being just €3,563 (0.8%) less than the evaluated worth, indicating that the property is considered fairly priced. Buy-to-flip angle. This apartment holds potential for a buy-and-flip strategy, where minor cosmetic upgrades could enhance its appeal, potentially enabling a resale at a higher price point within a short timeframe. Buy-to-let angle. With an estimated monthly rental income of €1,251 and a gross yield of 3.5%, the property is well-positioned for a buy-to-let strategy in a desirable neighborhood with central Lisbon characteristics and amenities.
Fair value modelled at €432,563 from 6 comparable sales in the area. Asking €429,000 sits €3,563 (0.8%) below — the upside to fair value.
Asking €429,000 versus the rua Leite de Vasconcelos area baseline of €412,988 (€5,736/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €412,988, adjusted for condition and micro-location, gives a modelled fair value of €432,563 (€6,008/m²), a €3,563 (0.8%) gap versus the €429,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Leite de Vasconcelos | Subject | €429,000 | €5,958 | — | 74 | 80 |
| rua António Pereira Carrilho, 38 | Active | €415,000 | €4,882 | 18.1% | 72 | 82 |
| rua Luciano Cordeiro, 6 | Active | €510,000 | €6,000 | 0.7% | 75 | 91 |
| Penha de França · 834291 | Active | €385,000 | €6,016 | 1.0% | 72 | 83 |
| rua do Vale de Santo António | Active | €399,900 | €7,271 | 22.0% | 74 | 80 |
| Median comp | €407,450 | €6,008 | 0.8% | 73 | 83 |
Long-term rental The property presents a gross yield of 3.5%, which aligns with expectations for the area but signals limited upside potential. Given that the fair value is remarkably close to the listing price, the opportunity for rental income is stable but lacks significant growth in the medium term. Buy-and-hold With a fair value of €432,563 and a listing price slightly below that, the investment does not lend itself to capital appreciation in the immediate future. The property’s condition rating of 76/100 ensures decently maintained assets, but prospective investors should remain cautious about future market valuation shifts. Short-term vacation rental This property is positioned in a desirable neighborhood with an 80/100 rating, yet the marginal gap to fair value points to a pricing structure that may not yield desirable returns in the short-term rental market. While the location may attract tourists, the 3.5% yield indicates that the investment might not capitalize on seasonal demand effectively. Not ideal for student housing Given the valuation metrics and neighborhood characteristics, it is evident that this property is not suited for the student housing market. The demographic and market demands do not align well with the property’s features and price point. Not ideal for agricultural investment The urban setting of this property combined with its characteristics indicates that any agricultural investment strategy would be misaligned with its intrinsic value and structure. This location simply does not lend itself to agricultural viability. Not ideal for industrial use The residential classification and central location of this property preclude it from suitable industrial use, where zoning and functional demands would not meet. Attempting to leverage this asset for industrial purposes is not a feasible strategy given the current pricing and valuation context.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could lead to increased vacancy rates and higher costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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