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, 2-bathroom apartment of 68 m², energy rating D. Located on praça das Flores, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes an independent studio with its own bathroom, providing versatile options for use as an office or guest accommodation, enhancing overall functionality.
The valuation. The asking price of €525,000 sits significantly above fair value at €433,959, indicating an overvaluation of €91,041 or 21.0%. This discrepancy suggests the property is overpriced and may not provide a prudent investment at this price point.
Fair value modelled at €433,959 from 6 comparable sales in the area. Asking €525,000 sits €91,041 (21.0%) above — overpriced versus fair value.
Asking €525,000 versus the praça das Flores area baseline of €396,669 (€5,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €396,669, adjusted for condition and micro-location, gives a modelled fair value of €433,959 (€6,382/m²), a €91,041 (21.0%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €525,000 | €7,721 | — | 76 | 81 |
| travessa do Raposo, 5A | Active | €399,000 | €5,700 | 26.2% | 70 | 81 |
| Estrela · ba3d89 | Active | €445,000 | €7,063 | 8.5% | 80 | 83 |
| rua Carlos José Barreiros | Active | €375,000 | €3,099 | 59.9% | 85 | 90 |
| Arroios · 3d982f | Active | €915,500 | €8,975 | 16.3% | 88 | 79 |
| Median comp | €422,000 | €6,382 | 17.3% | 83 | 82 |
Long-term rental The property at €525,000 significantly exceeds the fair value of €433,959, indicating it may not deliver satisfactory returns in a long-term rental strategy. With a gross yield of only 3.3% and the residential market's mixed stability due to tourist presence, this investment appears overpriced. Short-term vacation rental While the apartment's proximity to cultural attractions could support short-term vacation rentals, its listing price of €525,000 overshoots the fair value of €433,959 by 21%. The mixed residential-tourist tenant profile raises concerns about occupancy consistency, further suggesting the property is overpriced. Buy-and-hold The buy-and-hold strategy would be less appealing for this property, priced at €525,000 despite a fair value of €433,959, indicating it's overpriced by 21.0%. Given the gross yield of just 3.3% and potential tenant instability from the tourist mix, long-term appreciation is likely to be insufficient to justify the high entry cost.
[Tenant turnover risk] With a Tenant stability score of 60/100, there is a potential risk of higher tenant turnover impacting consistent cash flow and 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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