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, 2-bathroom apartment of 191 m², built in 2010. Located on travessa da Condessa do Rio, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features an exclusive condominium pool and is located next to the historic Baixa-Chiado metro station, offering exceptional urban connectivity.
The valuation. The asking price of €1,400,000 exceeds the fair value of €876,085 by €523,915, representing a 37.4% overvaluation. Thus, this property is considered overpriced. Buy-to-flip angle. The resale strategy involves significant renovation to capitalize on Lisbon's luxury market, targeting a quick sale at a premium price. Buy-to-let angle. The rental strategy anticipates generating gross monthly income of approximately €3,500, translating to a 3% yield, appealing in high-demand areas influenced by tourism.
Fair value modelled at €876,085 from the area baseline, adjusted for condition and location. Asking €1,400,000 sits €523,915 (37.4%) above — overpriced versus fair value.
Asking €1,400,000 versus the travessa da Condessa do Rio area baseline of €1,114,867 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
travessa da Condessa do Rio
Area baseline €1,114,867 + condition +€3,581 + location +€120,345 = modelled fair value of €876,085 (€4,587/m²), a €523,915 (37.4%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa da Condessa do Rio | Subject | €1,400,000 | €7,330 | — | 75 | 90 |
| Campolide · 99f2ad | Active | €650,000 | €5,652 | 22.9% | 75 | 77 |
| São Vicente · cfe10c | Active | €1,340,000 | €6,204 | 15.4% | 75 | 82 |
| Estrela · cfdf13 | Active | €1,350,000 | €7,459 | 1.8% | 74 | 82 |
| travessa Piedade, 38 | Active | €750,000 | €7,282 | 0.7% | 80 | 83 |
| Median comp | €1,045,000 | €6,743 | 8.0% | 75 | 82 |
Long-term rental The current list price of €1,400,000 for this 3-bed apartment significantly outstrips its fair value of €876,085, making it an overpriced asset with a 37.4% gap. Given the 3% gross yield and the favorable neighborhood score, long-term rental potential may be limited due to the high acquisition cost. Short-term vacation rental Even with the high demand driven by tourism in the Misericórdia area, the property’s valuation at €1,400,000 is above its fair value, leading it to be considered overpriced. The potential short-term rental yield is hindered by the property’s expensive entry price against a backdrop of considerable competition in the vacation rental market. Luxury market Despite the apartment's central location and the attractive neighborhood rating of 90/100, the current asking price of €1,400,000 reflects a significant premium over its fair value of €876,085, categorizing it as overpriced. The luxury market segment may provide appeal, but the investment's profitability is compromised by its elevated valuation. Not ideal for: Student housing This property, while well-positioned in Lisbon, commands an overpriced rate of €1,400,000, making it a less viable option for student housing. The gap between the market expectation and the property price would discourage affordable rental yields typically sought by student tenants.
Potential economic downturn If the economic stability score of 90/100 experiences a significant decline, it could undermine tenant confidence, particularly impacting the already solid tenant stability score of 85/100, leading to potential vacancy issues.
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