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 62 m² on the 6th floor, built in 1987, energy rating C. Located on calçada de Carriche, Santa Clara parish, Lisbon municipality, Lisbon district. Noteworthy Features: This modern apartment includes two private terraces, enhancing outdoor living, and boasts a spacious living room that seamlessly connects to the open kitchen, optimizing natural light flow.
The valuation. The asking price of €395,000 sits significantly above the fair value of €281,389, reflecting an overpricing of €113,611 (40.4%). This valuation suggests the property is not a worthwhile investment under current market conditions.
Fair value modelled at €281,389 from 6 comparable sales in the area. Asking €395,000 sits €113,611 (40.4%) above — overpriced versus fair value.
Asking €395,000 versus the calçada de Carriche area baseline of €247,299 (€3,989/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 €247,299, adjusted for condition and micro-location, gives a modelled fair value of €281,389 (€4,539/m²), a €113,611 (40.4%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada de Carriche | Subject | €395,000 | €6,371 | — | 78 | 75 |
| rua F da Quinta dos Alcoutins | Active | €430,000 | €5,513 | 13.5% | 76 | 76 |
| rua Rómulo de Carvalho, 28 | Active | €375,000 | €4,934 | 22.6% | 72 | 73 |
| praceta Antonio Luis Lopes | Active | €290,000 | €4,143 | 35.0% | 72 | 73 |
| rua da Calheta | Active | €297,500 | €3,673 | 42.4% | 80 | 75 |
| Median comp | €336,250 | €4,539 | 28.8% | 74 | 74 |
Long-term rental The 2-bed apartment in Santa Clara is overpriced by 40.4% compared to its fair value, indicating that the initial return on investment may be limited. With a gross yield of only 2.8%, investors may struggle to achieve substantial rental income amidst elevated acquisition costs. Buy-and-hold Acquiring this property at €395,000 presents a challenge as it significantly exceeds the fair value of €281,389, which can hinder long-term capital appreciation. The apartment's condition rating of 82/100 is decent, but the noticeable price gap suggests limited potential for value growth over time. Family rental Given the apartment's features and location, the property is deemed overpriced at its current listing price, which could deter family tenants looking for more value for their money. The decent neighborhood score of 75/100 indicates some appeal, but it does not compensate for the high purchase cost relative to fair value.
Economic sensitivity risk The property has a moderate economic stability score of 75/100, which indicates potential vulnerability to economic downturns that could affect rental income and property value. Tenant volatility risk With a tenant stability score of 75/100, there is a risk of higher tenant turnover that may lead to increased vacancy periods and associated costs.
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