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 63 m², built in 1971, energy rating B. Located on calçada da Picheleira, Beato parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a private balcony with city views, enhancing outdoor enjoyment and providing additional space for relaxation. Additional Context: Located in a vibrant neighborhood with easy access to local amenities.
The valuation. The asking price of €350,000 is significantly above the fair value of €287,725, indicating an overpricing of €62,275 (17.8%). This discrepancy suggests limited negotiation room to align with market expectations.
Fair value modelled at €287,725 from the area baseline, adjusted for condition and location. Asking €350,000 sits €62,275 (17.8%) above — overpriced versus fair value.
Asking €350,000 versus the calçada da Picheleira area baseline of €300,258 (€4,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 82 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
calçada da Picheleira
Area baseline €300,258 + condition +€7,875 + location +€31,756 = modelled fair value of €287,725 (€4,567/m²), a €62,275 (17.8%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada da Picheleira | Subject | €350,000 | €5,556 | — | 85 | 82 |
| São Vicente · 090190 | Active | €490,000 | €6,622 | 19.2% | 78 | 82 |
| avenida Cidade de Luanda | Active | €349,000 | €4,847 | 12.7% | 80 | 68 |
| São Vicente · 024223 | Active | €360,000 | €5,000 | 10.0% | 75 | 86 |
| São Vicente · 6d55a3 | Active | €420,000 | €7,000 | 26.0% | 85 | 85 |
| Median comp | €390,000 | €5,811 | 4.6% | 79 | 84 |
Long-term rental The property in Beato, Lisbon, is priced at €350,000, exceeding its fair value of €287,725 by 17.8%. With a gross yield of 3.6% and an 84/100 condition rating, the current pricing may not justify the long-term rental income potential. Short-term vacation rental While this apartment is located in a prime area with high tourist and expat presence, its listing price of €350,000 positions it at 17.8% above the fair value of €287,725. The potential for short-term rentals is present given the neighbourhood's appeal, yet the current price may hinder a favorable return on investment. Buy-and-hold At €350,000, the apartment is overpriced by 17.8% compared to the fair value of €287,725, suggesting a cautionary approach for a buy-and-hold strategy. Although the neighbourhood scores a solid 82/100, the initial investment cost could limit long-term appreciation potential and overall returns.
Economic downturn vulnerability With an economic stability score of 80/100, there is a risk that economic fluctuations could lead to decreased tenant demand, especially with a tenant stability score of 70/100 indicating potential issues in tenant retention and satisfaction over time.
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