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 69 m², built in 1920, energy rating E. Located on calçada do Combro, Misericórdia parish, Lisbon municipality, Lisbon district. Notable Features: This apartment features expansive floor-to-ceiling balcony windows that encourage natural light and access to a classic balcony, enhancing its livable space and ambiance.
The valuation. The asking price of €485,000 sits significantly above the fair value of €307,563, by €177,437 or 36.6%. This property is thus deemed overpriced.
Fair value modelled at €307,563 from the area baseline, adjusted for condition and location. Asking €485,000 sits €177,437 (36.6%) above — overpriced versus fair value.
Asking €485,000 versus the calçada do Combro area baseline of €271,722 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 100 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
calçada do Combro
Area baseline €271,722 + condition +€3,234 + location +€32,607 = modelled fair value of €307,563 (€4,457/m²), a €177,437 (36.6%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Combro | Subject | €485,000 | €7,029 | — | 75 | 80 |
| Santa Maria Maior · 82c841 | Active | €485,000 | €5,330 | 24.2% | 80 | 84 |
| rua do Vale de Santo António, 215 | Active | €415,000 | €5,321 | 24.3% | 73 | 83 |
| rua Martins Sarmento, 16, 1º | Active | €325,000 | €4,063 | 42.2% | 80 | 91 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 023a63 | Active | €339,500 | €4,527 | 35.6% | 80 | 79 |
| Median comp | €377,250 | €4,924 | 29.9% | 80 | 84 |
Long-term rental Despite the steady demand for housing in central Lisbon, this property is overpriced by 36.6% compared to its fair value, which diminishes its attractiveness for long-term rental yields. With a gross yield of only 3.5%, the financial return does not justify the elevated asking price. Short-term vacation rental Although central Lisbon attracts tourists, the high asking price of €485,000 positions this property at a 36.6% premium over its fair value, suggesting an excessive investment risk. The potential yield of 3.5% does not offer sufficient compensation when considering seasonal market fluctuations. Luxury market This 2-bed apartment is situated in a desirable neighborhood with an 80/100 rating, yet the property is overpriced by 36.6%, limiting its appeal in the luxury segment. The pricing does not align with the fair value of €307,563, leading to concerns about the viability of a luxury investment in this instance.
Tenant Default Risk With a tenant stability score of 80/100, there is a potential risk that tenant turnover could lead to periods of vacancy, impacting cash flow and investment returns.
