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, 4-bathroom apartment of 350 m², built in 2017. Located on rua Chagas, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a sculptural marble staircase that serves as both a functional and artistic centerpiece, while the expansive private patio offers a rare outdoor oasis in Chiado.
The valuation. The asking price of €4,300,000 exceeds the fair value of €1,642,578 by €2,657,422 (61.8%). This property is overpriced, making it an unattractive investment option for discerning buyers.
Fair value modelled at €1,642,578 from the area baseline, adjusted for condition and location. Asking €4,300,000 sits €2,657,422 (61.8%) above — overpriced versus fair value.
Asking €4,300,000 versus the rua Chagas area baseline of €2,091,950 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 90 · Materials 88 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Chagas
Area baseline €2,091,950 + condition +€43,750 + location +€220,528 = modelled fair value of €1,642,578 (€4,693/m²), a €2,657,422 (61.8%) gap versus the €4,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Chagas | Subject | €4,300,000 | €12,286 | — | 90 | 90 |
| Santo António · 420168 | Active | €1,750,000 | €7,955 | 35.3% | 80 | 86 |
| Santa Maria Maior · d7a42a | Active | €5,500,000 | €15,850 | 29.0% | 85 | 89 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 34.4% | 78 | 82 |
| avenida João Crisóstomo, 44 | Active | €1,100,000 | €8,088 | 34.2% | 85 | 85 |
| Median comp | €1,600,000 | €8,072 | 34.3% | 83 | 86 |
Long-term rental This 3-bed apartment, while located in a desirable neighborhood in Lisbon with transportation access, is selling for €4,300,000, significantly above the fair value of €1,642,578. With a gross yield of only 1.1%, the investment returns do not justify the current price, indicating the property is overpriced. Short-term vacation rental Despite the high demand for short-term rentals in central Lisbon, the apartment's listing price of €4,300,000 represents a significant 61.8% gap from its fair value of €1,642,578. The lower gross yield of 1.1% highlights that the property is overpriced for the short-term rental market. Luxury market The apartment’s high-end features and desirable location in Misericórdia are overshadowed by its overpriced listing of €4,300,000, far exceeding the fair valuation of €1,642,578. Therefore, despite its luxury attributes, this investment is not compelling given its 1.1% gross yield and substantial pricing gap. Not ideal for: Student housing Given its high price point of €4,300,000, this 3-bed apartment is inappropriate for the student housing market, where affordability is crucial. The property is significantly overpriced at a gross yield of 1.1%, making it an unviable option for this demographic.
Potential Economic Downturn Risk The economic stability score of 90/100 suggests a strong economy, but a minor decline could significantly impact tenant demand and rental income, especially with an 80/100 tenant stability score indicating some risk of turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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