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 40 m² on the 3rd floor, energy rating G. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a charming open balcony that offers stunning river views, enhancing its appeal in a vibrant neighborhood filled with local shops and dining options.
The valuation. The asking price of €379,900 exceeds the fair value of €277,216 by €102,684 (37.0%), indicating the property is overpriced. Prospective investors should approach with caution due to this significant gap.
Fair value modelled at €277,216 from 6 comparable sales in the area. Asking €379,900 sits €102,684 (37.0%) above — overpriced versus fair value.
Asking €379,900 versus the São Vicente, Lisbon, Lisbon area baseline of €263,894 (€6,597/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €263,894, adjusted for condition and micro-location, gives a modelled fair value of €277,216 (€6,930/m²), a €102,684 (37.0%) gap versus the €379,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 2cdf7f | Subject | €379,900 | €9,498 | — | 85 | 80 |
| travessa de São Bernardino, 19 | Active | €589,000 | €5,078 | 46.5% | 78 | 85 |
| rua do Vale de Santo António | Active | €349,900 | €6,861 | 27.8% | 80 | 86 |
| Santo António · 9372dd | Active | €690,000 | €12,545 | 32.1% | 75 | 82 |
| rua Angelina Vidal | Active | €499,900 | €7,691 | 19.0% | 80 | 82 |
| Median comp | €544,450 | €7,276 | 23.4% | 79 | 84 |
Long-term rental The 2-bed apartment in São Vicente is priced at €379,900, significantly above its fair value of €277,216, indicating it is overpriced. With a gross yield of only 3.1%, the return on investment may not justify the high initial cost in a competitive rental market. Short-term vacation rental While the apartment's central location could attract tourists, its listing price of €379,900 suggests it is overpriced compared to its fair value of €277,216. Given the current yield of 3.1%, this investment is unlikely to deliver the desired cash flow relative to its purchase price. Buy-and-hold Acquiring this São Vicente apartment at €379,900 may not be advisable as it is overpriced compared to the fair value of €277,216. The lack of a compelling return, evidenced by a 3.1% gross yield, raises concerns about the long-term appreciation potential in a saturated market.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which may result in potential vacancy periods and lost rental income.
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