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, 1-bathroom apartment of 64 m², energy rating C. Located on calçada da Picheleira, Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes an exclusive top-floor terrace, offering a spacious private outdoor area with captivating views over Lisbon's skyline. Additional Context: Convenient parking is available in the non-exclusive lot at the front of the building.
The valuation. The asking price of €370,000 is significantly above the fair value of €285,460, making it overpriced by €84,540 (22.8%). This discrepancy indicates a lack of value justification at the current asking price.
Fair value modelled at €285,460 from the area baseline, adjusted for condition and location. Asking €370,000 sits €84,540 (22.8%) above — overpriced versus fair value.
Asking €370,000 versus the calçada da Picheleira area baseline of €252,032 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
calçada da Picheleira
Area baseline €252,032 + condition +€5,200 + location +€28,228 = modelled fair value of €285,460 (€4,460/m²), a €84,540 (22.8%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada da Picheleira | Subject | €370,000 | €5,781 | — | 82 | 78 |
| São Vicente · 99f3b5 | Active | €379,900 | €9,498 | 64.3% | 85 | 81 |
| rua Lopes S / N | Active | €345,000 | €4,600 | 20.4% | 72 | 84 |
| Penha de França · 9372da | Active | €549,000 | €7,732 | 33.7% | 76 | 84 |
| rua Carlos Reis, 59 | Active | €525,000 | €7,000 | 21.1% | 80 | 82 |
| Median comp | €452,450 | €7,366 | 27.4% | 78 | 83 |
Long-term rental This property presents a yield of 3.4%, indicating modest rental income potential that does not justify the asking price. Given the significant gap of 22.8% above fair value, this investment is overvalued and poses a financial risk for long-term rental strategies. Buy-and-hold While the proximity to Lisbon suggests potential for economic activity, the property's current price of €370,000 is not supported by its fair value of €285,460. The overvaluation makes this a risky buy-and-hold opportunity, as long-term appreciation may be limited despite the appealing neighbourhood attributes. Family rental With a neighbourhood rating of 78/100, the area may attract families; however, the gross yield of 3.4% and the 22.8% gap from fair value indicate that the investment is overpriced. Potential buyers should be cautious, as the current price does not align with the expected returns for a family rental market.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
