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. Noteworthy Features: The apartment boasts exquisite stained glass details and high ceilings exceeding three meters, enhancing both its historical charm and spacious feel.
The valuation. The asking price of €2,100,000 is only €16,667 (0.8%) above the fair value of €2,083,333. This property is fairly priced, aligning well with market expectations.
Fair value modelled at €2,083,333 from 5 comparable sales in the area. Asking €2,100,000 sits €16,667 (0.8%) above — overpriced versus fair value.
Asking €2,100,000 versus the praça das Flores area baseline of €1,813,925 (€7,256/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 €1,813,925, adjusted for condition and micro-location, gives a modelled fair value of €2,083,333 (€8,333/m²), a €16,667 (0.8%) 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 | — | 85 | 86 |
| praça das Flores | Active | €2,100,000 | €9,953 | 18.5% | 82 | 81 |
| 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 |
| Median comp | €1,525,000 | €8,195 | 2.4% | 80 | 82 |
Long-term rental The property is well-suited for a long-term rental strategy given its favorable neighborhood rating of 86/100, indicating strong demand. With a gross yield of 2.5%, it presents a stable income opportunity without significant risk. Buy-and-hold Holding this property could yield satisfactory returns, with the fair value assessment showing a narrow gap of only 0.8%. Given the high demand in Lisbon, this asset may appreciate in value over time, making it a reasonable addition to a portfolio. Family rental The spacious layout of 250m² caters well to families, supported by a strong 88/100 condition rating that enhances tenant appeal. While the property meets many family requirements, its current valuation suggests it is fairly priced in relation to its features and the local market conditions.
Potential Economic Downturn There is a risk of experiencing income instability as the economic stability score of 90 suggests a strong economy, but any unexpected downturn could impact tenant security, especially with a tenant stability score of 80 indicating a moderate level of risk.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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