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 98 m² on the 1st floor, built in 1951, energy rating D. Located on largo de Camões no Chiado, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment offers unique urban charm with balconies in all rooms and exclusive resident parking in a well-maintained area, ensuring both comfort and convenience.
The valuation. The asking price of €544,500 sits significantly above the fair value of €404,250, representing an overvaluation of €140,250 (34.7%). This property is priced well above its market worth, making it an unappealing investment option. Buy-to-flip angle. A resale strategy for this apartment would involve making cosmetic improvements to enhance its appeal, targeting a luxury market where similar properties can achieve higher returns. Focused renovations could help recuperate costs and elevate the overall sale price. Buy-to-let angle. The estimated monthly rental income of €1,770 provides a gross yield of 3.9%, appealing for long-term tenants drawn to the central Lisbon location. However, ongoing maintenance of below-average materials may affect long-term rental viability.
Fair value modelled at €404,250 from 5 comparable sales in the area. Asking €544,500 sits €140,250 (34.7%) above — overpriced versus fair value.
Asking €544,500 versus the largo de Camões no Chiado area baseline of €390,388 (€3,984/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €390,388, adjusted for condition and micro-location, gives a modelled fair value of €404,250 (€4,125/m²), a €140,250 (34.7%) gap versus the €544,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo de Camões no Chiado | Subject | €544,500 | €5,556 | — | 72 | 81 |
| rua Comandante António Feio | Active | €218,000 | €3,028 | 45.5% | 75 | 83 |
| Campo de Ourique · f5ec0c | Active | €410,000 | €5,694 | 2.5% | 65 | 85 |
| rua Heróis de Quionga, 40 | Active | €330,000 | €4,125 | 25.8% | 72 | 83 |
| praça Gil Vicente | Active | €340,000 | €2,764 | 50.2% | 68 | 74 |
| Median comp | €335,000 | €3,577 | 35.6% | 70 | 83 |
Long-term rental The 2-bed apartment in Misericórdia, listed at €544,500, is overpriced by 34.7% compared to its fair value of €404,250, indicating a limited upside for long-term rental yield. With a gross yield of only 3.9% and a condition rating of 71/100, this strategy may not generate satisfactory returns for investors in the current market. Buy-and-hold Given its overpricing, the long-term potential for appreciation in a strong market is questionable for this property in Misericórdia, currently valued at €544,500 against a fair value of €404,250. Investors should be cautious, as the current valuation does not support a strong buy-and-hold strategy, limiting long-term financial gains. Luxury market This apartment’s listing price of €544,500 places it within the luxury segment, yet its fair value of €404,250 and a valuation gap of 34.7% suggest that it is overpriced for the Lisbon market. The disparity between luxury perception and actual value means it may struggle to attract discerning buyers looking for more competitive options in the area.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 75/100, indicating potential instability in occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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