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, 3-bathroom apartment of 160 m² on the 2nd floor, energy rating C. Located on calçada do Combro, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a traditional balcony with urban views, showcasing typical architectural details unique to Lisbon’s historic charm.
The valuation. The asking price of €1,200,000 is €136,852 (12.9%) above the fair value of €1,063,148, indicating the property is overpriced. This discrepancy suggests potential challenges in achieving a satisfactory return on investment.
Fair value modelled at €1,063,148 from 6 comparable sales in the area. Asking €1,200,000 sits €136,852 (12.9%) above — overpriced versus fair value.
Asking €1,200,000 versus the calçada do Combro area baseline of €894,045 (€5,588/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 €894,045, adjusted for condition and micro-location, gives a modelled fair value of €1,063,148 (€6,645/m²), a €136,852 (12.9%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada do Combro | Subject | €1,200,000 | €7,500 | — | 85 | 79 |
| rua Eduardo Coelho, 91 | Active | €700,000 | €6,364 | 15.2% | 85 | 79 |
| avenida da Liberdade | Active | €900,000 | €6,429 | 14.3% | 82 | 89 |
| rua do Loreto, 21 | Active | €795,000 | €4,877 | 35.0% | 80 | 85 |
| rua da Senhora da Glória | Active | €850,000 | €10,000 | 33.3% | 80 | 86 |
| Median comp | €822,500 | €6,397 | 14.7% | 81 | 86 |
Long-term rental The property's current listing price of €1,200,000 represents a 12.9% premium over its fair value of €1,063,148, making it an overpriced asset for long-term rental purposes. With a gross yield of 2.8%, it fails to meet the typical investment threshold for sustainable income generation in the long term. Short-term vacation rental Given that this apartment is listed at €1,200,000, which is 12.9% above its fair value, it is overpriced for entering the short-term vacation rental market. The current gross yield of 2.8% suggests that the return on investment would be less attractive compared to other opportunities in Lisbon. Luxury market Priced at €1,200,000, the apartment is 12.9% over its fair value, indicating it may struggle to sell or rent well within the luxury market segment. Although the property has a condition rating of 88/100, the perceived premium does not align with the financial metrics for a successful luxury investment. Not ideal for The property is unsuitable for agricultural development, industrial use, or student housing, as these sectors typically demand different property characteristics and price points. Its current valuation indicates that the focus should remain on residential and luxury markets, rather than these alternative uses.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
