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 37 m², energy rating C. Located on beco dos Agulheiros, 2A, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts premium marble countertops and modern vessel sinks in the kitchen and bathroom, reflecting a high-quality renovation in a historic architecture context.
The valuation. The asking price of €250,000 is €21,756 (9.5%) above the fair value of €228,244, indicating that the property is priced fairly in the current market. Buy-to-flip angle. A buy-and-flip strategy could yield a profit through renovation and resale, leveraging the high-quality finishes. Buy-to-let angle. With an estimated monthly rent of €938, the property can achieve a gross yield of 4.5%, making it an attractive option for long-term rental.
Fair value modelled at €228,244 from 6 comparable sales in the area. Asking €250,000 sits €21,756 (9.5%) above — overpriced versus fair value.
Asking €250,000 versus the beco dos Agulheiros, 2A area baseline of €215,450 (€5,823/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 €215,450, adjusted for condition and micro-location, gives a modelled fair value of €228,244 (€6,169/m²), a €21,756 (9.5%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco dos Agulheiros, 2A | Subject | €250,000 | €6,757 | — | 88 | 89 |
| Arroios · 6d52ef | Active | €240,000 | €4,898 | 27.5% | 85 | 89 |
| São Vicente · 86cb7f | Active | €285,000 | €5,938 | 12.1% | 76 | 81 |
| rua da Misericórdia | Active | €334,900 | €8,373 | 23.9% | 80 | 78 |
| largo das Olarias, 8 | Active | €230,000 | €5,111 | 24.4% | 80 | 85 |
| Median comp | €262,500 | €5,525 | 18.2% | 80 | 83 |
Long-term rental The property's fair value of €228,244 indicates that the current listing price of €250,000 results in a 9.5% premium, reflecting a fair investment position. With a gross yield of 4.5% and a strong neighbourhood quality rating of 89/100, the long-term rental strategy can attract reliable tenants despite the property being priced at fair value. Short-term vacation rental While the property retains a desirable location in Lisbon with excellent amenities, the 9.5% gap vs. fair value suggests a cautious approach for short-term vacation rentals. The unit's condition rating of 82/100 enhances its rental appeal, but market dynamics may limit potential yield growth due to the current pricing alignment. Buy-and-hold Investing in this property aligns with a buy-and-hold strategy, given its fair value status and a solid gross yield of 4.5%. The neighborhood’s favorable characteristics can support long-term appreciation, yet the 9.5% premium above fair value emphasizes the importance of recognizing potential short-term fluctuations in market value. Not ideal for student housing The unit’s current pricing and fair value assessment indicate it's not ideally positioned for student housing given the 9.5% gap. Although the neighbourhood has strong amenities, it may not attract the price-sensitive student demographic effectively.
Tenant turnover risk High tenant stability score of 85/100 suggests some reliability, yet even slight market shifts could lead to a turnover that might increase vacancy rates and impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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