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 51 m² on the 3rd floor, energy rating G. Located on rua São Vicente, 3, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes two terraces that offer stunning views of the river, enhancing outdoor living space and contributing to its appeal in a family-friendly neighborhood.
The valuation. The asking price of €349,900 is significantly above the fair value of €307,962, making it overpriced by €41,938 (13.6%). Such a discrepancy suggests cautious consideration for potential investors. Buy-to-flip angle. A resale strategy in the luxury market could aim for a higher price point post-renovation, though the current asking may deter quick turnover at desired profits. Buy-to-let angle. With an estimated rental income of €1,050 per month, the gross yield is 3.6%, appealing for long-term rental strategies despite the initial overvaluation that could impede immediate cash flow.
Fair value modelled at €379,679 from 5 comparable sales in the area. Asking €349,900 sits €29,779 (7.8%) below — the upside to fair value.
Asking €349,900 versus the rua São Vicente, 3 area baseline of €361,284 (€7,084/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 €361,284, adjusted for condition and micro-location, gives a modelled fair value of €379,679 (€7,445/m²), a €29,779 (7.8%) gap versus the €349,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Vicente, 3 | Subject | €349,900 | €6,861 | — | 86 | 76 |
| São Vicente · 833f24 | Active | €399,900 | €4,999 | 27.1% | 87 | 90 |
| rua de São Bento | Active | €420,000 | €8,400 | 22.4% | 82 | 82 |
| São Vicente · 4a81aa | Active | €379,900 | €6,784 | 1.1% | 78 | 82 |
| travessa do Caldeira, 2 4O | Active | €280,000 | €7,568 | 10.3% | 82 | — |
| Median comp | €389,900 | €7,176 | 4.6% | 82 | 82 |
Long-term rental The 1-bed apartment in São Vicente is currently listed at €349,900, which is 13.6% higher than the fair value of €307,962, suggesting it is overpriced. With a gross yield of 3.6%, the rental returns may not sufficiently justify the inflated purchase price in the current market. Luxury market Given the high listing price of €349,900 compared to the fair value of €307,962, the property is positioned as overpriced and may struggle to attract affluent buyers looking for value. The apartment's condition rating of 82/100 enhances its appeal in the luxury segment, yet it may not offset the perception of overpricing. Buy-and-hold Acquiring the apartment in São Vicente at €349,900 reflects a purchase that is 13.6% above its fair valuation of €307,962, which paints it as overpriced for long-term investment. Although the neighbourhood scores related to amenities and tenant quality are strong, the anticipated appreciation might not meet investor expectations given the current price point.
[Economic downturn risk] Despite a high economic stability score of 90/100, any significant economic downturn could impact tenant stability, currently at 80/100, leading to potential vacancies and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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