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, 3-bathroom apartment of 163 m², energy rating C. Located on rua do Loreto, 21, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment boasts spacious balconies that offer stunning views of Lisbon's iconic skyline, perfect for enjoying the vibrant atmosphere of the historic Rua do Loreto.
The valuation. The asking price of €795,000 exceeds the fair value of €752,134 by €42,866 (5.4%), indicating that this property is overpriced. Potential investors should reconsider before proceeding with this acquisition.
Fair value modelled at €752,134 from the area baseline, adjusted for condition and location. Asking €795,000 sits €42,866 (5.4%) above — overpriced versus fair value.
Asking €795,000 versus the rua do Loreto, 21 area baseline of €641,894 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Loreto, 21
Area baseline €641,894 + condition +€20,375 + location +€89,865 = modelled fair value of €752,134 (€4,614/m²), a €42,866 (5.4%) gap versus the €795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Loreto, 21 | Subject | €795,000 | €4,877 | — | 80 | 85 |
| parque Eduardo VII | Active | €1,350,000 | €7,105 | 45.7% | 85 | 78 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 18.3% | 80 | 85 |
| rua Angelina Vidal | Active | €499,900 | €6,249 | 28.1% | 82 | 84 |
| rua do Salvador | Active | €730,000 | €6,822 | 39.9% | 80 | 82 |
| Median comp | €789,000 | €6,536 | 34.0% | 81 | 83 |
Long-term rental The property’s gross yield of 4.7% reflects the high demand for residential units in the area, yet its asking price of €795,000 exceeds fair value by 5.4%. Investing in this property for long-term rental might not yield optimal returns given its overpriced status. Buy-and-hold While Lisbon's historic neighborhoods are attracting ongoing development, this apartment's valuation at €795,000 puts it above the fair value of €752,134, suggesting the property is overpriced. Therefore, a buy-and-hold strategy may not be ideal unless market conditions shift dramatically. Luxury market Entering the luxury market with this apartment may seem appealing due to quality ratings of 84/100, however, the €795,000 ask significantly surpasses its fair value. This indicates that the property, while potentially desirable in a vibrant neighborhood, is overpriced and may not attract buyers willing to pay a premium. Not ideal for: Short-term rental The current economic landscape and competitive short-term rental market make this property less suitable, especially considering its overpriced status at €795,000. The potential yield is not promising given high entry costs. Not ideal for: Student housing The mismatch between the asking price and the expected returns makes this property an unsatisfactory choice for student housing, particularly as it is priced at €795,000. Additionally, its 4.7% yield indicates it may not meet the financial needs typical for this sector.
Tenant Default Risk With a tenant stability score of 75/100, there is a moderate risk of rental income disruption due to potential tenant turnover or defaults.
