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 60 m² on the 1st floor, energy rating C. Located on calçada dos Barbadinhos, São Vicente parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a substantial 43 m² outdoor area for private use, ideal for alfresco dining or gardening, alongside modern kitchen fixtures reflecting recent renovations.
The valuation. The asking price of €399,900 is slightly above the fair value of €385,155, representing a premium of €14,745 (3.8%). While the property is priced fairly, potential buyers should be aware of its marginal overvaluation.
Fair value modelled at €385,155 from 6 comparable sales in the area. Asking €399,900 sits €14,745 (3.8%) above — overpriced versus fair value.
Asking €399,900 versus the calçada dos Barbadinhos area baseline of €373,667 (€6,228/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €373,667, adjusted for condition and micro-location, gives a modelled fair value of €385,155 (€6,419/m²), a €14,745 (3.8%) gap versus the €399,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada dos Barbadinhos | Subject | €399,900 | €6,665 | — | 65 | 90 |
| travessa Rebelo da Silva, 3 | Active | €300,000 | €8,571 | 28.6% | 72 | 84 |
| Penha de França · 57fc7d | Active | €300,000 | €6,667 | 0% | 72 | 85 |
| beco do Monte | Active | €250,000 | €4,545 | 31.8% | 68 | 85 |
| beco do Alegrete | Active | €265,000 | €4,417 | 33.7% | 70 | 83 |
| Median comp | €282,500 | €5,606 | 15.9% | 71 | 85 |
Long-term rental The 2-bed apartment in São Vicente offers a gross yield of 3.6%, suggesting stable income potential in a strong rental market. Given its central location with a neighbourhood rating of 90/100, it holds appeal for long-term tenants despite being fairly priced against its fair value. Short-term vacation rental With robust demand for short-term accommodations in central Lisbon, this property could generate sufficient cash flow at its fair value. However, the apartment's current listing price limits profitability, given the expected short-term rental market dynamics. Luxury market While the property is situated in a desirable neighbourhood, its fair valuation indicates limited upside potential in the luxury segment. The apartment meets certain luxury criteria, but competitive listings may provide better opportunities for premium pricing. Not ideal for student housing The apartment does not cater well to student demographics due to its higher price point relative to fair value. Additionally, while the area has strong amenity offerings, students typically seek more budget-friendly options.
Potential Economic Downturn The high economic stability score of 92 suggests a resilient market, but even a slight dip could impact rental income and tenant retention, especially with a tenant stability score of 85 indicating some potential volatility.
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