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 47 m² on the 3rd floor, built in 1890, energy rating C. Located on rua Vale de Santo António, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The newly renovated kitchen boasts high-gloss cabinetry and advanced built-in appliances, while the open balcony offers unobstructed views of the river, enhancing outdoor living experience.
The valuation. The asking price of €379,900 exceeds the fair value of €305,506 by €74,394, which is a significant 24.4%. This indicates that the property is overpriced based on current market conditions.
Fair value modelled at €510,007 from 6 comparable sales in the area. Asking €499,900 sits €10,107 (2.0%) below — the upside to fair value.
Asking €499,900 versus the rua Angelina Vidal, 1 area baseline of €415,122 (€5,391/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €415,122, adjusted for condition and micro-location, gives a modelled fair value of €510,007 (€6,623/m²), a €10,107 (2.0%) gap versus the €499,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Angelina Vidal, 1 | Subject | €499,900 | €6,492 | — | 84 | 82 |
| rua Epifânio Dias | Active | €425,000 | €5,313 | 18.2% | 76 | 79 |
| largo do Corpo Santo, 6 | Active | €575,000 | €8,214 | 26.5% | 75 | 86 |
| São Vicente · 82c7ad | Active | €449,000 | €6,701 | 3.2% | 80 | 84 |
| rua do Paraíso | Active | €360,000 | €6,545 | 0.8% | 77 | 80 |
| Median comp | €437,000 | €6,623 | 2.0% | 77 | 82 |
Luxury market The current listing price of €379,900 represents a 24.4% premium over the fair value of €305,506, indicating that this 2-bed apartment in São Vicente is overpriced. Despite its attractive condition and high neighbourhood rating, the overvaluation may deter luxury buyers seeking true value and potential appreciation. Long-term rental With a gross yield of only 3.5% and a market price significantly above fair value, this property poses challenges for long-term rental investments in São Vicente. Investors should be cautious, as the current pricing may hinder cash flow and return on investment potential. Short-term vacation rental Although the apartment is situated in a desirable central Lisbon location, the 24.4% overprice compared to fair value suggests it may not attract the ideal short-term vacation rental clientele. The lack of value alignment could limit its competitive edge in an increasingly saturated market. Not ideal for: Student housing This property appears unsuitable for student housing due to its current inflated pricing of €379,900, which could exceed the budget constraints of typical student renters. A more competitive price point would be necessary to meet the demands of the student demographic effectively.
Tenant turnover risk High tenant turnover is a concern given the tenant stability score of 70/100, which may lead to increased vacancy rates and unexpected costs related to finding new tenants.
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