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.
4-bedroom, 1-bathroom apartment of 83 m² on the 2nd floor, energy rating D. Located on calçada do Combro, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a small sunroom off the kitchen, providing additional natural light and potential for a cozy dining space, and it benefits from double-glazed windows enhancing insulation. Location Advantage: Ideally located within walking distance to cultural hotspots like Chiado and Bairro Alto, as well as essential services and public transport.**
The valuation. The asking price of €470,000 is significantly above the fair value of €410,891, indicating the property is overpriced by €59,109 or 14.4%. Buy-to-flip angle. The buy-to-flip strategy could focus on minor renovations to address dated fixtures, potentially increasing resale value in a high-demand market. Buy-to-let angle. A rental strategy targeting long-term tenants can yield an estimated gross income of €1,606 per month, resulting in a gross yield of 4.1%.
Fair value modelled at €410,891 from 6 comparable sales in the area. Asking €470,000 sits €59,109 (14.4%) above — overpriced versus fair value.
Asking €470,000 versus the calçada do Combro area baseline of €423,945 (€5,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €423,945, adjusted for condition and micro-location, gives a modelled fair value of €410,891 (€4,950/m²), a €59,109 (14.4%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Combro | Subject | €470,000 | €5,663 | — | 65 | 82 |
| Campolide · 1f35a1 | Active | €365,000 | €5,368 | 5.2% | 65 | 81 |
| praça Gil Vicente | Active | €340,000 | €2,764 | 51.2% | 68 | 74 |
| rua Leandro Braga | Active | €365,000 | €5,368 | 5.2% | 68 | 81 |
| Penha de França · 43923a | Active | €530,000 | €3,869 | 31.7% | 62 | 83 |
| Median comp | €365,000 | €4,619 | 18.4% | 67 | 81 |
Long-term rental Given the current listing price of €470,000, the property's yield of 4.1% gross does not justify the investment, especially as it is overpriced relative to a fair value of €410,891. The strong housing demand in central Lisbon is overshadowed by the significant gap in valuation, making this strategy less appealing for solid returns. Buy-and-hold Acquiring this 4-bed apartment at €470,000 presents a challenge, as it exceeds its fair value by 14.4%, indicating a lack of potential for significant appreciation over time. While the neighbourhood score of 82/100 suggests a desirable location, the investment's current valuation diminishes its long-term growth prospects. Short-term vacation rental The property’s current listing at €470,000 does not support the viability of a short-term rental strategy, primarily due to its overpriced status against a fair value of €410,891. Although the central Lisbon location presents some appeal, the insufficient return on investment diminishes the attractiveness of this approach. Not ideal for: Student housing This 4-bed apartment is not well-suited for student housing, especially given its overpriced listing at €470,000, which limits potential profitability. The economic conditions and tenant quality factors in central Lisbon do not align with the investment needed for this segment. Not ideal for: Agricultural investment Investing in agricultural ventures is unsuitable for this property located in central Lisbon, as the current listing price of €470,000 is significantly above its fair value and offers low relevance for agricultural use. The surrounding urban context further diminishes any potential for agro-related investments.
Tenant turnover risk: The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and costs associated with finding new tenants.
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