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 39 m² on the 2nd floor, built in 1951, energy rating D. Located on rua Bartolomeu da Costa, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts large windows overlooking traditional Lisbon streets, enhancing natural light and presenting a unique opportunity for open-plan redesigns once renovated.
The valuation. The asking price of €199,900 is significantly above the fair value of €179,295, making it overpriced by €20,605 (11.5%). This indicates a lack of potential for immediate financial gain upon purchase.
Fair value modelled at €179,295 from 6 comparable sales in the area. Asking €199,900 sits €20,605 (11.5%) above — overpriced versus fair value.
Asking €199,900 versus the rua Bartolomeu da Costa area baseline of €186,271 (€4,776/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 26/100 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 €186,271, adjusted for condition and micro-location, gives a modelled fair value of €179,295 (€4,597/m²), a €20,605 (11.5%) gap versus the €199,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bartolomeu da Costa | Subject | €199,900 | €5,126 | — | 20 | 88 |
| rua do Mirante | Active | €195,000 | €3,824 | 25.4% | 15 | 85 |
| praça das Novas Nações | Active | €410,000 | €4,457 | 13.1% | 20 | 87 |
| Santa Maria Maior · 0c05c9 | Active | €199,000 | €4,738 | 7.6% | 30 | 81 |
| rua Afonso Domingues, 36 | Active | €245,000 | €4,375 | 14.6% | 22 | 81 |
| Median comp | €222,000 | €4,416 | 13.8% | 21 | 83 |
Long-term rental The current listing price of €199,900 exceeds the fair value of €179,295, making this property overpriced by 11.5%. Although the 5.8% gross yield is appealing, the subpar condition rating of 26/100 raises concerns about long-term tenant satisfaction and retention. Buy-and-hold Given that this apartment is priced at €199,900, which surpasses its fair value of €179,295, it is deemed overpriced in the current market. The promising location scores an 88/100 for neighborhood quality, but the condition will likely hinder capital appreciation in the long run. Short-term vacation rental At a listing price of €199,900, which is 11.5% above the fair value of €179,295, this property does not present a sound investment opportunity for short-term rentals. Moreover, with its low condition score of 26/100, it may struggle to attract and retain guests despite the favorable neighborhood rating. Not ideal for: Student housing
Economic Variance Risk A high economic stability score of 90 indicates a strong market, but the tenant stability score of 80 suggests potential fluctuations in tenant retention, which could impact cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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