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, 0-bathroom apartment of 211 m² on the 1st floor, energy rating D. Located on praça das Flores, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This elegant apartment features high ceilings adorned with intricate stucco and stained glass, providing a blend of luxury and historical charm, alongside interconnected living spaces that amplify natural light.
The valuation. The asking price of €2,100,000 is significantly above the fair value of €1,376,556, representing an overpriced position of €723,444, or 52.6%. This suggests a potentially poor investment opportunity. Buy-to-flip angle. With the property in a desirable area and high-grade features, a strategic renovation could attract luxury buyers, allowing for a profitable resale at a competitive market price. Buy-to-let angle. Given the estimated rental income of €4,025 per month, the property presents a gross yield of 2.3%, making it suitable for long-term rentals in a high-demand neighborhood.
Fair value modelled at €1,376,556 from 6 comparable sales in the area. Asking €2,100,000 sits €723,444 (52.6%) above — overpriced versus fair value.
Asking €2,100,000 versus the praça das Flores area baseline of €1,155,558 (€5,477/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €1,155,558, adjusted for condition and micro-location, gives a modelled fair value of €1,376,556 (€6,524/m²), a €723,444 (52.6%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €2,100,000 | €9,953 | — | 85 | 90 |
| Avenidas Novas · 49b897 | Active | €718,000 | €6,527 | 34.4% | 78 | 81 |
| Estrela · 439346 | Active | €3,480,000 | €10,943 | 10.0% | 85 | 79 |
| Santa Maria Maior · 19076c | Active | €599,900 | €6,521 | 34.5% | 80 | 85 |
| rua Cidade Manchester | Active | €450,000 | €5,556 | 44.2% | 75 | 83 |
| Median comp | €658,950 | €6,524 | 34.4% | 79 | 82 |
Long-term rental The apartment's gross yield of 2.3% is substantially lower than the fair value, indicating that the potential returns do not justify the high listing price of €2,100,000. Given its condition and neighbourhood rating, long-term rental may not be a compelling investment due to the significant gap of 52.6% from its fair value. Short-term vacation rental While the apartment is located in a desirable area of Lisbon, the yield of 2.3% combined with the 52.6% gap from fair value suggests that it is overpriced for short-term vacation rental purposes. The competitive market for short-term accommodations may not allow for adequate return on investment at this price point. Luxury market The current listing price of €2,100,000 places the property firmly in the luxury market, but the significant disparity with its fair value indicates it is overpriced within this segment. Despite the attractive location and high condition rating, the risk associated with such a premium price could deter potential luxury buyers seeking value for their investment.
Economic Vulnerability The property has a high economic stability score of 90, but a tenant stability score of only 80, indicating potential risks in tenant retention that could affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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