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, 1-bathroom apartment of 90 m², built in 1959, energy rating C. Located on praça das Flores, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features a charming enclosed balcony that extends the living space while offering stunning views over Lisbon's historic rooftops.
The valuation. The asking price of €575,000 exceeds the fair value of €408,961 by €166,039, representing an increase of 28.9%. This property is overpriced in the current market context.
Fair value modelled at €408,961 from the area baseline, adjusted for condition and location. Asking €575,000 sits €166,039 (28.9%) above — overpriced versus fair value.
Asking €575,000 versus the praça das Flores area baseline of €537,930 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
praça das Flores
Area baseline €537,930 + condition +€4,922 + location +€49,619 = modelled fair value of €408,961 (€4,544/m²), a €166,039 (28.9%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €575,000 | €6,389 | — | 75 | 85 |
| São Vicente · 99f3b5 | Active | €379,900 | €9,498 | 48.7% | 85 | 81 |
| rua Cidade de Liverpool, 4 | Active | €498,000 | €3,952 | 38.1% | 73 | 82 |
| rua Prior do Crato | Active | €498,000 | €6,640 | 3.9% | 80 | 80 |
| calçada de Santo Amaro, 74 | Active | €545,000 | €6,056 | 5.2% | 74 | 80 |
| Median comp | €498,000 | €6,348 | 0.6% | 77 | 81 |
Long-term rental This property is overpriced compared to its fair value, offering a significant gap of 28.9%. With a gross yield of only 3.6%, the potential returns are insufficient to justify the high entry price in a competitive rental market. Buy-and-hold As this property is overpriced, investing here might not yield the desired appreciation in value over time. The current fair value of €408,961 indicates that the listing price is not aligned with market fundamentals and could hinder long-term growth. Luxury market The apartment's overpriced status suggests it may struggle to attract buyers in the luxury market, where valuations must reflect exclusivity and perceived value. Despite positive neighborhood ratings, the disparity from fair value points to an overestimation that could deter potential luxury investors.
Economic downturn risk With an economic stability score of 90/100, a minor downturn could surprisingly impact the property; however, the tenant stability score of 80/100 suggests that while tenants are relatively stable, even a small shift in economic conditions could potentially lead to higher vacancy rates or rent concessions.
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