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.
2-bedroom, 2-bathroom apartment of 181 m², built in 2026, energy rating B. Located on calçada do Combro, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features an integrated projector for a home cinema experience and is part of a gated community with a sauna and outdoor pool, rare in its central location.
The valuation. The asking price of €1,850,000 is significantly above the fair value of €823,787, resulting in an overpricing of €1,026,213 (55.5%). This property fails to represent a sound investment opportunity.
Fair value modelled at €823,787 from the area baseline, adjusted for condition and location. Asking €1,850,000 sits €1,026,213 (55.5%) above — overpriced versus fair value.
Asking €1,850,000 versus the calçada do Combro 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 88/100 (Condition 85 · Materials 92 · Room dimensions 87). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
calçada do Combro
Area baseline €1,056,497 + condition +€22,625 + location +€88,384 = modelled fair value of €823,787 (€4,551/m²), a €1,026,213 (55.5%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Combro | Subject | €1,850,000 | €10,221 | — | 85 | 81 |
| Santa Maria Maior · 4bc154 | Active | €850,000 | €5,743 | 43.8% | 85 | 82 |
| largo Conde-Barão | Active | €620,000 | €8,378 | 18.0% | 78 | 83 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 52.2% | 77 | 80 |
| praça D. Pedro | Active | €1,500,000 | €11,811 | 15.6% | 88 | 83 |
| Median comp | €760,000 | €7,061 | 30.9% | 82 | 83 |
Long-term rental This property is not ideal for long-term rental due to its significant overvaluation of 55.5% compared to the fair value, leading to an unattractive gross yield of only 2%. Although the neighbourhood boasts strong demand and quality amenities, the prohibitive price undermines financial viability for this investment strategy. Short-term vacation rental Investing in short-term vacation rentals is also unfeasible given the property's pricing, with a 55.5% gap from fair value that diminishes potential returns. Despite the location's centrality and appeal to tourists, the high cost makes it challenging to achieve any reasonable return on investment. Buy-and-hold The buy-and-hold strategy is compromised for this property, as it is overpriced by 55.5% based on fair market assessments, resulting in a low gross yield of 2%. The property’s appealing condition and location do not justify its excessive price, making the long-term appreciation unlikely to offset this disadvantage.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which may lead to increased vacancy rates and associated costs.
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