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 69 m² on the 2nd floor, built in 1920, energy rating C. Located on calçada do Combro, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features a charming classic balcony with floor-to-ceiling windows, perfect for soaking up Lisbon's vibrant street views while enjoying the ample natural light throughout the space.
The valuation. The asking price of €475,000 is significantly above fair value at €412,976, representing an overvaluation of €62,024 or 15.0%. This price suggests the property is overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy could aim for a quick resale post-renovation or cosmetic upgrades to leverage the high demand and capitalize on the location’s appeal. Potential buyers may be willing to pay a premium in this desirable area. Buy-to-let angle. A buy-to-let approach projects a gross yield of 3.5%, estimating rental income at approximately €1,385 per month. This conservative estimate reflects the apartment's location and quality, making it an attractive long-term investment for renters.
Fair value modelled at €412,976 from 6 comparable sales in the area. Asking €475,000 sits €62,024 (15.0%) above — overpriced versus fair value.
Asking €475,000 versus the calçada do Combro area baseline of €389,281 (€5,642/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €389,281, adjusted for condition and micro-location, gives a modelled fair value of €412,976 (€5,985/m²), a €62,024 (15.0%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Combro | Subject | €475,000 | €6,884 | — | 75 | 82 |
| avenida da Liberdade | Active | €985,000 | €7,296 | 6.0% | 78 | 87 |
| rua Gil Vicente, 15 | Active | €495,000 | €5,824 | 15.4% | 78 | 76 |
| rua Silva Carvalho | Active | €670,000 | €6,147 | 10.7% | 75 | 80 |
| rua Serpa Pinto | Active | €267,500 | €3,993 | 42.0% | 80 | 73 |
| Median comp | €582,500 | €5,986 | 13.1% | 78 | 78 |
Long-term rental The property is overpriced at €475,000, exceeding its fair value of €412,976 by 15.0%. With a gross yield of only 3.5%, this investment does not meet the financial expectations for long-term rental returns. Short-term vacation rental Despite high demand for short-term rentals in the area, the property's listing price of €475,000 is significantly above its fair value of €412,976, leading to a 15.0% gap. This overpricing diminishes the potential profitability typically seen in the short-term rental market. Buy-and-hold The current listing price of €475,000 is 15.0% higher than the fair value of €412,976, indicating that the property is overpriced for a buy-and-hold strategy. While the location benefits from high demand, the inflated purchase price may reduce long-term investment viability and returns.
Economic downturn risk A slight economic stability score of 80/100 could indicate vulnerability to potential downturns affecting tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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