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.
4-bedroom, 4-bathroom apartment of 250 m², energy rating E. Located on praça do Príncipe Real, 1, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features original architectural elements, such as boiseries and interior shutters, enhancing its historic charm and character in a desirable central location.
The valuation. The asking price of €890,000 sits €195,157 (21.9%) below the fair value of €1,085,157. This indicates the property is underpriced in the current market.
Fair value modelled at €1,085,157 from the area baseline, adjusted for condition and location. Asking €890,000 sits €195,157 (21.9%) below — the upside to fair value.
Asking €890,000 versus the praça do Príncipe Real, 1 area baseline of €1,494,250 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
praça do Príncipe Real, 1
Area baseline €1,494,250 + condition -€29,297 + location +€129,954 = modelled fair value of €1,085,157 (€4,341/m²), a €195,157 (21.9%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Príncipe Real, 1 | Subject | €890,000 | €3,560 | — | 70 | 83 |
| rua Pinheiro Chagas | Active | €1,950,000 | €6,964 | 95.6% | — | 80 |
| Arroios · 6d5112 | Active | €290,000 | €3,625 | 1.8% | — | 81 |
| rua Alves Redol, 7 | Active | €2,400,000 | €9,562 | 168.6% | 73 | 90 |
| rua Carlos Alberto da Mota Pinto | Active | €1,400,000 | €7,035 | 97.6% | 68 | 89 |
| Median comp | €1,675,000 | €7,000 | 96.6% | 71 | 85 |
Long-term rental This 4-bed apartment in Misericórdia presents a compelling long-term rental opportunity with a gross yield of 6.9%, significantly above the average for the area. Its proximity to central Lisbon and strong neighbourhood rating of 83/100 further supports sustained demand for residential leasing. Luxury market Given its fair value of €1,085,157, this property, priced at €890,000, positions itself well within the luxury market. The 68/100 condition score indicates room for enhancement, ideal for attracting high-end clientele seeking modern amenities in a prime location. Buy-and-hold The investment potential of this property is reinforced by its 21.9% gap to fair value, indicating strong appreciation potential over time, making it an attractive buy-and-hold strategy. The combination of a decent yield and desirable neighbourhood amenities suggests resilience in property value, providing long-term returns. Not ideal for: The characteristics of this property do not align with the needs of the student housing market, as the larger size and family-oriented location are less suitable. Similarly, the dynamics of the short-term rental market might not yield the expected returns given the competition in central Lisbon.
Economic downturn risk With an economic stability score of 90/100, the property is somewhat insulated, but a sudden downturn could still affect income, particularly given a tenant stability score of 80/100 which indicates moderate risk of tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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