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, 1-bathroom apartment of 90 m² on the 4th floor, energy rating E. Located on calçada do Combro, 101, 4, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment boasts a prime location with unobstructed views of the city, ideal for enjoying Lisbon’s vibrant atmosphere while being within walking distance of key amenities.
The valuation. The asking price of €500,000 is well above the fair value of €321,875, presenting a gap of €178,125 (55.3%). This valuation indicates the property is overpriced, which may present challenges for investors seeking immediate returns.
Fair value modelled at €321,875 from 6 comparable sales in the area. Asking €500,000 sits €178,125 (55.3%) above — overpriced versus fair value.
Asking €500,000 versus the calçada do Combro, 101, 4 area baseline of €281,577 (€3,129/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €281,577, adjusted for condition and micro-location, gives a modelled fair value of €321,875 (€3,576/m²), a €178,125 (55.3%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Combro, 101, 4 | Subject | €500,000 | €5,556 | — | 78 | 83 |
| rua Heróis de Quionga, 40 | Active | €330,000 | €4,125 | 25.7% | 72 | 83 |
| rua Elias Garcia | Active | €349,900 | €2,845 | 48.8% | 80 | 75 |
| rua Comandante António Feio | Active | €218,000 | €3,028 | 45.5% | 75 | 83 |
| rua do Conde, 7 | Active | €635,000 | €5,570 | 0.3% | 78 | 80 |
| Median comp | €339,950 | €3,577 | 35.6% | 77 | 82 |
Long-term rental This property is not an ideal candidate for long-term rental due to its 55.3% gap from fair value, indicating that the investment's return may not adequately justify the premium price. The gross yield of 4% suggests limited income potential relative to the overpricing in the current market. Short-term vacation rental While the location in central Lisbon may attract tourists, the significant 55.3% gap from fair value raises concerns about the sustainability of revenue generated from short-term vacation rentals. Investors may find that the €500,000 asking price often outweighs the rental income potential, making this property less appealing for vacation rental strategies. Buy-and-hold Acquiring this property for a buy-and-hold strategy is challenging given its 55.3% overpricing compared to fair value, which may hinder long-term growth and profitability. The high entry price coupled with a modest gross yield of 4% indicates that the investment may not yield favorable returns over time. Not ideal for: Student housing The apartment is not suited for student housing, as the overpricing disrupts the necessary balance between affordability and yield in this segment. Given the competitive nature of student housing in Lisbon, the substantial gap from fair value limits its viability in this market.
Tenant turnover risk With a tenant stability score of 70/100, there's a potential risk of increased turnover that could result in costs related to vacancies and finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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