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 1950, energy rating D. Located on largo Corpo Santo, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's open-space kitchen and living room design enhances social interaction and maximizes the natural light from expansive windows, complementing the vibrant atmosphere of Lisbon's historic center.
The valuation. The asking price of €850,000 is significantly above the fair value of €527,143, representing an overpricing of €322,857 (61.2%). This suggests that the property is not a viable investment at the current asking price.
Fair value modelled at €527,143 from 6 comparable sales in the area. Asking €850,000 sits €322,857 (61.2%) above — overpriced versus fair value.
Asking €850,000 versus the largo Corpo Santo area baseline of €543,112 (€6,035/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €543,112, adjusted for condition and micro-location, gives a modelled fair value of €527,143 (€5,857/m²), a €322,857 (61.2%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Corpo Santo | Subject | €850,000 | €9,444 | — | 66 | 87 |
| Penha de França · 1e659b | Active | €365,000 | €5,214 | 44.8% | 70 | 84 |
| Alcântara · 6d5589 | Active | €385,000 | €7,700 | 18.5% | 69 | 84 |
| São Vicente · ba3fac | Active | €385,000 | €4,813 | 49.0% | 72 | 87 |
| rua Poeta Mílton, 3 | Active | €350,000 | €3,465 | 63.3% | 68 | 87 |
| Median comp | €375,000 | €5,014 | 46.9% | 70 | 86 |
Long-term rental The property is overpriced at €850,000 compared to its fair value of €527,143, resulting in a substantial gap of 61.2%. With a low gross yield of 2.6%, this investment may not generate favorable returns over the long run. Short-term vacation rental Despite being in a desirable location in Lisbon's Chiado area, the property’s asking price far exceeds its fair value, marking it as overpriced by 61.2%. The current condition rating of 69/100 does not justify the premium, making it a risky short-term rental opportunity. Luxury market Appealing to affluent buyers, this apartment's overpriced status, with a valuation gap of 61.2%, suggests it may not attract the expected luxury market interest. The high listing price of €850,000 could deter potential buyers who are looking for value in Lisbon's competitive luxury sector.
Tenant turnover risk A tenant stability score of 80/100 indicates potential volatility in tenant retention, which could affect rental income stability.
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