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 181 m², built in 1900, energy rating C. Located on rua da Condessa Sobre, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features restored wooden floors and a suite with a private balcony, providing both elegance and outdoor space in a tranquil Chiado setting.
The valuation. The asking price of €1,500,000 is significantly above the fair value of €824,965, resulting in a discrepancy of €675,035 (45.0%). This property is therefore considered overpriced.
Fair value modelled at €824,965 from the area baseline, adjusted for condition and location. Asking €1,500,000 sits €675,035 (45.0%) above — overpriced versus fair value.
Asking €1,500,000 versus the rua da Condessa Sobre area baseline of €1,056,497 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 80 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Condessa Sobre
Area baseline €1,056,497 + condition +€18,100 + location +€94,087 = modelled fair value of €824,965 (€4,558/m²), a €675,035 (45.0%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Condessa Sobre | Subject | €1,500,000 | €8,287 | — | 75 | 83 |
| avenida Marquês de Tomar, 92C | Active | €1,700,000 | €8,586 | 3.6% | 80 | 81 |
| Estrela · 0014d7 | Active | €770,000 | €5,310 | 35.9% | 75 | 90 |
| rua das Flores, 4 | Active | €1,300,000 | €7,429 | 10.4% | 82 | 79 |
| rua Domingos Sequeira, 66 | Active | €1,475,000 | €7,126 | 14.0% | 78 | 85 |
| Median comp | €1,387,500 | €7,278 | 12.2% | 79 | 83 |
Long-term rental The 5-bed apartment in Misericórdia is overpriced with a listing price of €1,500,000, which is 45.0% above the fair value of €824,965. At a gross yield of only 2.6%, the potential returns do not justify the premium pricing in a competitive rental market. Buy-and-hold Investing in this property for a buy-and-hold strategy may lead to disappointing returns, given its valuation at €1,500,000 compared to the fair value of €824,965. The 2.6% gross yield does not align with traditional investment benchmarks, indicating a poor long-term value proposition. Short-term vacation rental While a short-term vacation rental strategy could tap into the demand of Lisbon's tourism, the property is still overpriced at €1,500,000 versus a fair value of €824,965. The expected yield of 2.6% fails to provide a compelling reason to enter this market segment at such a high entry price.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher turnover rates, which may lead to increased vacancy periods and associated costs.
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