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.
5-bedroom, 3-bathroom apartment of 175 m². Located on rua das Flores, 4, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment boasts eight double-glazed windows providing exceptional brightness and acoustic comfort, positioned within a meticulously renovated corner building crafted to enhance modern living in a historic context.
The valuation. The asking price of €1,300,000 is significantly above the fair value of €790,966, making it overpriced by €509,034 (39.2%). This discrepancy indicates a misalignment with the market fundamentals. Buy-to-flip angle. A buy-to-flip strategy could be considered, requiring a renovation budget to enhance the property appeal before listing at a higher price point, but the current pricing may limit potential profit margins. Buy-to-let angle. The rental income strategy estimates a gross yield of 3.1%, generating approximately €3,358 per month, which indicates moderate cash flow potential but reflects the high acquisition cost in the competitive Lisbon rental market.
Fair value modelled at €790,966 from the area baseline, adjusted for condition and location. Asking €1,300,000 sits €509,034 (39.2%) above — overpriced versus fair value.
Asking €1,300,000 versus the rua das Flores, 4 area baseline of €1,021,475 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 87 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Flores, 4
Area baseline €1,021,475 + condition +€21,875 + location +€79,941 = modelled fair value of €790,966 (€4,520/m²), a €509,034 (39.2%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Flores, 4 | Subject | €1,300,000 | €7,429 | — | 82 | 79 |
| Arroios · 3898b6 | Active | €1,665,000 | €7,085 | 4.6% | 80 | 85 |
| rua Leite de Vasconcelos, 49 | Active | €859,000 | €5,471 | 26.3% | 74 | 80 |
| rua Joaquim Casemiro | Active | €1,350,000 | €7,941 | 6.9% | 84 | 78 |
| rua da Condessa Sobre | Active | €1,500,000 | €8,287 | 11.6% | 75 | 83 |
| Median comp | €1,425,000 | €7,513 | 1.1% | 78 | 82 |
Long-term rental This property appears to be overpriced with a significant gap of 39.2% compared to its fair value of €790,966. With a gross yield of just 3.1%, it may not provide attractive returns for long-term rental investors. Short-term vacation rental Given the high listing price of €1,300,000, the property is overpriced, creating challenges for short-term vacation rental strategies. Although Lisbon is a popular tourist destination, the yield of 3.1% may not justify the investment in this segment. Buy-and-hold The investment thesis for a buy-and-hold strategy is weakened by the property being overpriced, with a fair value assessment of €790,966. As the current market conditions suggest limited appreciation potential, investors may struggle to realize their long-term investment goals at this price point.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 70/100, which could lead to increased vacancy rates and renovation costs.
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