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.
3-bedroom, 1-bathroom apartment of 61 m², built in 1950, energy rating F. Located on calçada do Cardeal, São Vicente parish, Lisbon municipality, Lisbon district. The apartment's 4th-floor location without an elevator provides a rare unobstructed river view, enhancing its appeal in a sought-after area of Lisbon with high appreciation potential.
The valuation. The asking price of €275,000 is significantly above fair value, which stands at €96,781, resulting in an excess of €178,219 (64.8%). Verdict: overpriced. Buy-to-flip angle. Given the outdated condition, a buy-to-flip strategy would require substantial renovation investments to modernize the apartment and appeal to luxury buyers in the market. Buy-to-let angle. With a gross yield of 5.4%, the rental income strategy projects approximately €1,238 per month, offering stable cash flow despite ongoing maintenance needs.
Fair value modelled at €96,781 from the area baseline, adjusted for condition and location. Asking €275,000 sits €178,219 (64.8%) above — overpriced versus fair value.
Asking €275,000 versus the calçada do Cardeal area baseline of €306,464 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 (Condition 30 · Materials 35 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
calçada do Cardeal
Area baseline €306,464 + condition -€34,789 + location +€16,158 = modelled fair value of €96,781 (€1,587/m²), a €178,219 (64.8%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Cardeal | Subject | €275,000 | €4,508 | — | 30 | 85 |
| Areeiro · 49b6d2 | Active | €445,000 | €4,045 | 10.3% | 42 | 83 |
| São Vicente · 65a607 | Active | €310,000 | €3,605 | 20.0% | 40 | 83 |
| calçada do Cardeal, 26 | Active | €175,000 | €3,125 | 30.7% | — | 80 |
| largo de Santos | Active | €675,000 | €6,750 | 49.7% | 60 | 83 |
| Median comp | €377,500 | €3,825 | 15.2% | 42 | 83 |
Long-term rental The property is overpriced by 64.8% compared to its fair value, which undermines its potential as a reliable long-term rental investment. Additionally, with a gross yield of only 5.4% and a condition rating of 39/100, this investment does not align with the performance expectations typically sought by long-term investors. Buy-and-hold Investing in this property as a buy-and-hold strategy is hindered by its significant markup of 64.8% over fair value, which casts doubt on future appreciation potential. The apartment's low condition rating of 39/100 suggests that ongoing maintenance may erode any potential capital gains over time. Luxury market Entering the luxury market with this apartment is problematic, as it is overpriced at €275,000 when fair value is assessed at only €96,781, leading to a 64.8% disparity. The moderately favorable neighborhood score of 85/100 does not justify the inflated asking price, limiting appeal to high-end buyers looking for true value in this segment.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher turnover rates, which could lead to increased vacancy periods and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
