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.
0-bedroom, 0-bathroom mix_use_building of 280 m², energy rating C. Located on praça das Flores, Misericórdia parish, Lisbon municipality, Lisbon district. Unique Investment Opportunity: This entire building benefits from a well-established Local Accommodation operation, generating an average monthly revenue of €24,000 since March 2026 with sustained growth potential.
The valuation. The asking price of €2,500,000 is significantly above the fair value of €1,306,223, indicating it is overpriced by €1,193,777 (47.8%). This makes the current listing a poor investment opportunity when considering market dynamics.
Fair value modelled at €1,306,223 from the area baseline, adjusted for condition and location. Asking €2,500,000 sits €1,193,777 (47.8%) above — overpriced versus fair value.
Asking €2,500,000 versus the praça das Flores area baseline of €1,673,560 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 91/100 (Housing Market 90 · Amenities 95 · Economic 95 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
praça das Flores
Area baseline €1,673,560 + condition +€22,750 + location +€180,833 = modelled fair value of €1,306,223 (€4,665/m²), a €1,193,777 (47.8%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €2,500,000 | €8,929 | — | 75 | 91 |
| largo Rodrigues de Freitas, 13 | Active | €1,550,000 | €6,055 | 32.2% | 85 | 82 |
| Santo António · 52309a | Active | €1,390,000 | €19,306 | 116.2% | 73 | 80 |
| Arroios · 8d9f58 | Active | €920,000 | €8,000 | 10.4% | — | 90 |
| Estrela · c1f22c | Active | €920,000 | €6,815 | 23.7% | 76 | 82 |
| Median comp | €1,155,000 | €7,408 | 17.0% | 76 | 82 |
Long-term rental The property is not suitable for long-term rental given its significant pricing gap of 47.8% from the fair value, which suggests that it lacks financial viability. Additionally, with a gross yield of 0%, investors may face challenges in achieving positive cash flow in an already high-priced market. Short-term vacation rental While positioned in a prime location for tourists, the property’s overpriced status compared to fair value makes it a less attractive option for generating short-term rental income. The 0% gross yield indicates the difficulty of covering operating costs, further diminishing its appeal in the competitive vacation rental market. Luxury market Investing in this property for the luxury market appears unwise, given its overvaluation of nearly 50% compared to fair market value. The allure of the neighbourhood does not compensate for the lack of economic return, particularly with a 0% gross yield. Not ideal for agricultural investment Given the urban setting of the property in Lisbon, it is unsuitable for agricultural investment. The lack of relevant infrastructure and zoning for agricultural use further diminishes this strategy. Not ideal for rural tourism The central urban location does not lend itself to rural tourism, as the property is not situated in scenic or nature-rich areas. As such, this market segment would not benefit from this investment. Not ideal for student housing With the property being overpriced and yielding 0%, it does not align with the needs for student housing, which often requires affordable pricing and competitive returns. Additionally, the urban context does not ensure high occupancy rates in a traditionally transient student market.
Economic Dependency Risk With an economic stability score of 95/100, any local downturn could significantly impact tenant turnover, despite the reasonably high tenant stability score of 85/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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