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.
3-bedroom, 1-bathroom apartment of 151 m², energy rating B. Located on rua do Loreto, 16, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The historic building retains original 18th-century tile details and underwent a rare structural intervention in 2006, ensuring both charm and modern stability in a prime location. Renovação Completa: O edifício histórico mantém os detalhes azuleja originais do século XVIII e passou por uma intervenção estrutural rara em 2006, garantindo encanto e estabilidade moderna numa localização privilegiada.
The valuation. The asking price of €1,150,000 is significantly above the fair value of €707,475, making this property overpriced by €442,525, or 38.5%. This discrepancy suggests it is not a financially sound investment decision.
Fair value modelled at €707,475 from the area baseline, adjusted for condition and location. Asking €1,150,000 sits €442,525 (38.5%) above — overpriced versus fair value.
Asking €1,150,000 versus the rua do Loreto, 16 area baseline of €881,387 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua do Loreto, 16
Area baseline €881,387 + condition +€17,695 + location +€95,142 = modelled fair value of €707,475 (€4,685/m²), a €442,525 (38.5%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Loreto, 16 | Subject | €1,150,000 | €7,616 | — | 75 | 90 |
| rua dos Douradores | Active | €600,000 | €8,824 | 15.9% | 82 | 80 |
| Arroios · 6fbc32 | Active | €749,000 | €7,133 | 6.3% | 75 | 83 |
| São Vicente · 090190 | Active | €490,000 | €6,622 | 13.1% | 78 | 82 |
| rua Morais Soares, 54 | Active | €480,000 | €5,333 | 30.0% | 70 | 85 |
| Median comp | €545,000 | €6,878 | 9.7% | 77 | 83 |
Long-term rental This property, with a gross yield of 3.1%, is not promising for long-term rental due to its hefty price tag, which is 38.5% above fair value. With a fair value assessed at €707,475, the high purchase price suggests insufficient returns compared to market risks in a competitive environment. Buy-and-hold Investing in this property for a buy-and-hold strategy may prove challenging given its valuation at €1,150,000, significantly exceeding the fair value of €707,475. This substantial gap indicates that the property is overpriced, reducing potential long-term value appreciation and investor returns. Short-term vacation rental The potential for short-term vacation rental income is also diminished by the stark 38.5% disparity between the current listing and its fair value, leading to a gross yield of only 3.1%. This high price point may deter vacation renters, making it a less attractive option in a market that demands competitive pricing. Not ideal for Rural development, Agricultural investment, Heavy manufacturing
Economic Downturn Risk With an economic stability score of 90/100, while strong, any unexpected downturn could still impact property values and tenant retention, especially when paired with a tenant stability score of 80/100 indicating a moderate level of risk in tenant turnover.
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