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, 3-bathroom apartment of 250 m² on the 1st floor, energy rating D. Located on praça das Flores, Misericórdia parish, Lisbon municipality, Lisbon district. Unique Features: The apartment boasts original ornate stucco and crafted ceilings alongside large windows and small balconies, providing a blend of luxury and historic charm with panoramic city views.
The valuation. The asking price of €2,100,000 is slightly above the fair value of €2,052,696 by €47,304 (2.3%). Verdict: fair.
Fair value modelled at €2,052,696 from 6 comparable sales in the area. Asking €2,100,000 sits €47,304 (2.3%) above — overpriced versus fair value.
Asking €2,100,000 versus the praça das Flores area baseline of €1,838,566 (€7,354/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €1,838,566, adjusted for condition and micro-location, gives a modelled fair value of €2,052,696 (€8,211/m²), a €47,304 (2.3%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €2,100,000 | €8,400 | — | 80 | 85 |
| avenida da República | Active | €1,600,000 | €6,107 | 27.3% | 78 | 82 |
| São Vicente · 938905 | Active | €625,000 | €8,333 | 0.8% | 82 | 83 |
| rua Rodrigo da Fonseca | Active | €1,450,000 | €8,056 | 4.1% | 78 | 82 |
| avenida João Crisóstomo, 44 | Active | €1,100,000 | €8,088 | 3.7% | 85 | 85 |
| Median comp | €1,275,000 | €8,072 | 3.9% | 80 | 83 |
Long-term rental In the context of the central Lisbon housing market, the apartment is a fair investment for long-term rental, yielding 2.6%, which aligns with the urban demand dynamics. While the property is priced slightly above fair value at €2,100,000, it retains solid desirability due to a good condition score of 86/100 and a rated neighbourhood of 85/100. Luxury market Targeting the luxury market, the apartment positioned in Misericórdia offers high-quality living with its spacious 250m² layout and appealing condition rating. With a fair value at €2,052,696, the current listing price reflects the premium nature of the property amidst a competitive yet fair pricing landscape. Buy-and-hold The buy-and-hold strategy is supported by the strong market fundamentals in Lisbon, thus making this apartment a reasonable choice for long-term asset appreciation. Even with a slight overpricing at 2.3% above fair value, the property's condition and neighbourhood ratings suggest that it can maintain its value over time, aligning well with strategic investment goals.
Tenant turnover risk The tenant stability score of 80/100 indicates a moderate risk of tenant turnover, which could disrupt cash flow and increase vacancy rates.
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