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 67 m², energy rating C. Located on calçada do Tijolo, 58, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This never-inhabited apartment benefits from high-quality materials and energy-efficient appliances, enhancing modern living in the heart of São Vicente, Lisbon.
The valuation. The asking price of €430,000 sits significantly above the fair value of €149,464, representing a staggering €280,536 (65.2%) overvaluation. This price suggests that purchasing this property does not align with its intrinsic worth.
Fair value modelled at €149,464 from the area baseline, adjusted for condition and location. Asking €430,000 sits €280,536 (65.2%) above — overpriced versus fair value.
Asking €430,000 versus the calçada do Tijolo, 58 area baseline of €336,608 (€5,024/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
calçada do Tijolo, 58
Area baseline €336,608 + condition +€5,967 + location +€16,733 = modelled fair value of €149,464 (€2,231/m²), a €280,536 (65.2%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Tijolo, 58 | Subject | €430,000 | €6,418 | — | 78 | 83 |
| calçada da Picheleira | Active | €370,000 | €5,781 | 9.9% | 82 | 78 |
| São Vicente · 99f3b5 | Active | €379,900 | €9,498 | 48.0% | 85 | 81 |
| São Vicente · 938523 | Active | €379,900 | €6,550 | 2.1% | 75 | 79 |
| rua Lopes S / N | Active | €345,000 | €4,600 | 28.3% | 72 | 84 |
| Median comp | €374,950 | €6,166 | 3.9% | 79 | 80 |
Long-term rental The current asking price of €430,000 is significantly above the fair value of €149,464, indicating that the property is overpriced, with a gap of 65.2%. Despite its decent gross yield of 3.7%, the long-term rental strategy does not justify the elevated entry price in this highly desirable central Lisbon location. Buy-and-hold Holding onto this property for the long term will not shield investors from its current overvaluation, as the price reflects a significant premium over the fair value. With a condition score of 81/100 and a neighbourhood quality of 83/100, while appealing, these factors do not compensate for the substantial price gap. Luxury market Although the property is located in a prime area of Lisbon and boasts strong neighbourhood ratings, it is overpriced at €430,000 compared to a fair value of €149,464. Investing in the luxury market requires a careful analysis of entry costs, and in this case, the 65.2% premium does not align with potential returns. Not ideal for: Student housing, Short-term rental, Value-add renovation Given the current price, pursuing student housing, short-term rental opportunities, or value-add renovations would not be prudent as the property does not present a compelling value proposition. The extensive overpricing limits the potential upside in these strategies, making them less attractive.
Tenant turnover risk High tenant turnover represented by a 70/100 tenant stability score could impact rental income and increase vacancy rates, adding uncertainty to the investment's 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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