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, 2-bathroom apartment of 146 m² on the 1st floor, energy rating A. Located on calçada de Carriche, Santa Clara parish, Lisbon municipality, Lisbon district. This apartment features a 37m² living room that opens to a private garden terrace, creating a unique indoor-outdoor living experience ideal for relaxation and entertaining.
The valuation. The asking price of €730,000 is significantly above the fair value of €659,496, indicating an overpriced property by €70,504 (10.7%). This discrepancy suggests cautious consideration for potential investors.
Fair value modelled at €659,496 from 6 comparable sales in the area. Asking €730,000 sits €70,504 (10.7%) above — overpriced versus fair value.
Asking €730,000 versus the calçada de Carriche area baseline of €584,127 (€4,001/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €584,127, adjusted for condition and micro-location, gives a modelled fair value of €659,496 (€4,517/m²), a €70,504 (10.7%) gap versus the €730,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada de Carriche | Subject | €730,000 | €5,000 | — | 80 | 78 |
| Lumiar · 4b9910 | Active | €548,500 | €4,897 | 2.1% | 73 | 78 |
| rua Padre Rui Valério | Active | €587,000 | €4,772 | 4.6% | 80 | 73 |
| rua Pulido Valente, 29 | Active | €550,000 | €4,701 | 6.0% | 75 | 73 |
| rua Mário Eloy Pereira S / N | Active | €485,000 | €4,145 | 17.1% | 77 | 75 |
| Median comp | €549,250 | €4,737 | 5.3% | 76 | 74 |
Long-term rental Given the current gross yield of 2.4%, this 2-bed apartment in Santa Clara is not positioned for strong long-term rental returns. With a price gap of 10.7% above the fair value, potential long-term investors may find more attractive options elsewhere. Family rental This property could cater to families looking for spacious accommodations in a suburban area with decent transport links. However, considering the apartment's overpricing and fair value gap, securing steady rental income may be challenging in a competitive family rental market. Buy-and-hold While there may be some appreciation potential in this suburban Lisbon area, the current price of €730,000 is too high compared to the calculated fair value of €659,496. Such a discrepancy suggests that a buy-and-hold strategy may not yield favorable long-term gains in this instance, especially given the property's gross yield of only 2.4%.
Tenant Turnover Risk With a tenant stability score of 75/100, there is a heightened risk of turnover that could lead to vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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