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 47 m² on the 12th floor, built in 1890, energy rating G. Located São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a spacious open balcony with stunning river views, enhancing the living experience with both natural light and scenic beauty.
The valuation. The asking price of €349,900 is €47,672 (15.8%) above the fair value of €302,228. This indicates that the property is overpriced.
Fair value modelled at €302,228 from 6 comparable sales in the area. Asking €349,900 sits €47,672 (15.8%) above — overpriced versus fair value.
Asking €349,900 versus the São Vicente, Lisbon, Lisbon area baseline of €286,688 (€6,100/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 €286,688, adjusted for condition and micro-location, gives a modelled fair value of €302,228 (€6,430/m²), a €47,672 (15.8%) gap versus the €349,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Vicente · 0ac401 | Subject | €349,900 | €7,445 | — | 86 | 81 |
| rua de São Bento | Active | €420,000 | €8,400 | 12.8% | 82 | 82 |
| São Vicente · 833f2c | Active | €210,000 | €6,000 | 19.4% | 72 | 82 |
| rua do Vale de Santo António | Active | €349,900 | €6,861 | 7.8% | 80 | 86 |
| São Vicente · 5da271 | Active | €430,000 | €5,972 | 19.8% | 74 | 90 |
| Median comp | €384,950 | €6,431 | 13.6% | 77 | 84 |
Long-term rental The current listing price of €349,900 is 15.8% above the fair value of €302,228, which indicates that the apartment may not offer a competitive return on investment through long-term rentals. With a gross yield of only 3.5%, this property may struggle to attract interest from long-term tenants, limiting its rental potential. Buy-and-hold While the property is located in a desirable area of São Vicente, the asking price significantly exceeds its fair market value, suggesting that long-term appreciation may not compensate for the high entry cost. Given the current valuation gap, holding onto this property could hinder overall portfolio performance. Family rental The apartment's condition rating of 80/100 and neighborhood score of 81/100 suggests it could appeal to families; however, the steep asking price compared to fair value points to potential difficulties in generating sufficient rental income. Families may be deterred by the high upfront costs, impacting the property's viability in this market segment.
Tenant retention risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could impact rental income and occupancy rates 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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