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, built in 1980, energy rating B. Located on calçada do Tijolo, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a prime location just a two-minute walk from the iconic Calçada de São Vicente tram stop, enhancing its accessibility and appeal in Lisbon's historic heart. Additional Context: Situated near Alfama and Graça, with quick access to cultural landmarks.
The valuation. The asking price of €460,000 is remarkably close to the fair value of €460,232, showing a minimal variance of just €232 (0.1%). Therefore, the property is considered to be valued fairly. Buy-to-flip angle. Given the competitive demand in the luxury market segment of central Lisbon, a buy-to-flip strategy could capitalize on potential appreciation, aiming for a swift resale at a higher price after minor enhancements. Buy-to-let angle. The potential rental income from this 2-bed apartment is estimated at €1,265 per month, translating to a gross yield of 3.3%. The high demand for rentals in this area ensures steady income and occupancy rates.
Fair value modelled at €460,232 from 6 comparable sales in the area. Asking €460,000 sits €232 (0.1%) below — the upside to fair value.
Asking €460,000 versus the calçada do Tijolo area baseline of €444,291 (€6,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €444,291, adjusted for condition and micro-location, gives a modelled fair value of €460,232 (€6,869/m²), a €232 (0.1%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Tijolo | Subject | €460,000 | €6,866 | — | 72 | 82 |
| Penha de França · f5eb30 | Active | €535,000 | €6,605 | 3.8% | 75 | 81 |
| rua dos Douradores | Active | €880,000 | €9,670 | 40.9% | 75 | 95 |
| praça Dom Luís I | Active | €560,000 | €7,778 | 13.3% | 75 | 83 |
| rua Morais Soares, 54 | Active | €480,000 | €5,333 | 22.3% | 70 | 85 |
| Median comp | €547,500 | €7,192 | 4.7% | 75 | 84 |
Long-term rental This 2-bed apartment in São Vicente offers a gross yield of 3.3%, reflecting stable tenant appeal, particularly given the neighbourhood's high rating. With a strong score of 82/100 for the area, the property is positioned well within a thriving urban hub, making it a fair investment for long-term rental purposes. Short-term vacation rental The central location of this São Vicente apartment supports its potential for short-term vacation rentals, but the return at 3.3% gross yield suggests limited room for price appreciation. Given the fair valuation and high demand from tourists, it may perform well, although competition in the short-term rental market remains significant. Luxury market While positioned within an attractive neighbourhood, the listing of €460,000 mirrors its fair market value, indicating that this property does not possess the upside potential typical of luxury investments. The overall condition of 73/100 lends itself to a premium market attraction, yet the current price suggests stability rather than growth. Not ideal for: The apartment is not suited for student housing, as its high price point tends to discourage long-term student rentals. Furthermore, it does not present opportunities for value-add renovations, with the property already evaluated at a fair price without significant upside.
Potential Economic Downturn The economic stability score of 85 indicates a strong environment, but any slight downturn could affect occupancy levels given the tenant stability score of 80.
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