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.
1-bedroom, 1-bathroom house of 80 m², energy rating B. Located on praça do Príncipe Real, Misericórdia parish, Lisbon municipality, Lisbon district. Unique Feature: This property showcases original wooden shutters that have been meticulously restored, enhancing its period architecture while providing modern energy efficiency. Included Furnishings: All furniture and decor are included, making it truly move-in ready.
The valuation. The asking price of €690,000 is significantly above the fair value of €441,982, representing an overprice of €248,018 (56.1%). This discrepancy indicates potential challenges for prospective buyers.
Fair value modelled at €441,982 from 6 comparable sales in the area. Asking €690,000 sits €248,018 (56.1%) above — overpriced versus fair value.
Asking €690,000 versus the praça do Príncipe Real area baseline of €393,265 (€4,916/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €393,265, adjusted for condition and micro-location, gives a modelled fair value of €441,982 (€5,525/m²), a €248,018 (56.1%) gap versus the €690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Príncipe Real | Subject | €690,000 | €8,625 | — | 78 | 83 |
| rua de o Século | Active | €780,000 | €9,750 | 13.0% | 78 | 85 |
| São Vicente · 28bb49 | Active | €169,500 | €3,260 | 62.2% | 78 | 84 |
| Campo de Ourique · 96c345 | Active | €415,000 | €7,281 | 15.6% | 74 | 81 |
| rua Capitão Leitão | Active | €365,000 | €3,318 | 61.5% | 80 | 75 |
| Median comp | €390,000 | €5,300 | 38.6% | 78 | 83 |
Long-term rental The yield of 2.9% gross indicates that this property is not yielding a favorable return for long-term rental. With the current price sitting 56.1% above fair value, the investment is not justified despite the decent neighborhood rating of 83/100. Short-term vacation rental Although Lisbon has a thriving tourism market, the 56.1% excess over fair value renders this property a poor investment for short-term vacation rental purposes. High prices limit profitability and competitive positioning in the vibrant rental market. Buy-and-hold Investing in this property for a buy-and-hold strategy is compromised by the substantial gap between listing price and fair value at 56.1%. The high acquisition cost detracts from potential capital appreciation and long-term wealth accumulation in the property market.
Potential Tenant Turnover Risk: With a tenant stability score of 70/100, there is a notable risk of tenant turnover, which could impact the property's consistent income flow from rental payments.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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