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 120 m² on the 5th floor, energy rating C. Located on praça Luís de Camões, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment offers a privileged view over the Tagus River and the historic center, enhancing its appeal in the vibrant Largo do Camões area.
The valuation. The asking price of €1,195,000 significantly exceeds the fair value of €802,774 by €392,226 (48.9%). This property is clearly overpriced compared to its market valuation.
Fair value modelled at €802,774 from 6 comparable sales in the area. Asking €1,195,000 sits €392,226 (48.9%) above — overpriced versus fair value.
Asking €1,195,000 versus the praça Luís de Camões area baseline of €759,576 (€6,330/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €759,576, adjusted for condition and micro-location, gives a modelled fair value of €802,774 (€6,690/m²), a €392,226 (48.9%) gap versus the €1,195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Luís de Camões | Subject | €1,195,000 | €9,958 | — | 72 | 90 |
| avenida D. Carlos | Active | €765,000 | €9,217 | 7.4% | 75 | 84 |
| travessa do Carmo N1 | Active | €900,000 | €7,317 | 26.5% | 73 | 81 |
| rua de Campolide | Active | €468,000 | €5,778 | 42.0% | 74 | 79 |
| rua Lúcio de Azevedo | Active | €485,000 | €6,063 | 39.1% | 74 | 86 |
| Median comp | €625,000 | €6,690 | 32.8% | 74 | 83 |
Long-term rental This 2-bed apartment in Misericórdia is overpriced, with a significant gap of 48.9% compared to its fair value, translating to a gross yield of only 2.3%. While the neighborhood score of 90/100 indicates high desirability, the inflated price diminishes the potential for favorable long-term returns. Short-term vacation rental Despite the apartment's attractive location and strong neighborhood rating, the 48.9% premium over fair value positions it as overpriced for short-term vacation rental investments. The yield of 2.3% suggests limited profitability in a market that typically rewards better pricing strategies for short-term stays. Buy-and-hold As a buy-and-hold investment, this property is not compelling given its 48.9% overpricing relative to the fair value assessment. The lower 2.3% yield diminishes the asset's long-term appreciation potential, despite its overall good condition and location advantages.
Tenant turnover risk: Despite high tenant stability at 90/100, any unforeseen economic shifts could lead to increased turnover, impacting rental income.
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