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.
1-bedroom, 1-bathroom apartment of 69 m², energy rating C. Located on praça das Flores, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's kitchen features bold red cabinetry and unique terrazzo floors, contrasting with the weathered building facade that reflects its historic character post-1755 earthquake.
The valuation. The asking price of €445,000 sits slightly above the fair value of €420,432 by €24,568 (5.8%), indicating it is fairly valued in the current market. This suggests a prudent investment decision based on the property's condition and location.
Fair value modelled at €420,432 from 6 comparable sales in the area. Asking €445,000 sits €24,568 (5.8%) above — overpriced versus fair value.
Asking €445,000 versus the praça das Flores area baseline of €402,152 (€5,828/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €402,152, adjusted for condition and micro-location, gives a modelled fair value of €420,432 (€6,093/m²), a €24,568 (5.8%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça das Flores | Subject | €445,000 | €6,449 | — | 75 | 82 |
| largo de Santos, 6 | Active | €365,000 | €6,186 | 4.1% | 75 | 77 |
| Almada, Cova da Piedade, Pragal e Cacilhas · bf2845 | Active | €275,000 | €4,231 | 34.4% | 70 | 75 |
| rua Arco do Carvalhão | Active | €300,000 | €6,000 | 7.0% | 74 | 79 |
| rua Parreiras, 21 | Active | €395,000 | €5,896 | 8.6% | 75 | 83 |
| Median comp | €332,500 | €5,948 | 7.8% | 75 | 78 |
Long-term rental The property offers a gross yield of 4.1%, which is reasonable in the context of Lisbon's competitive rental market. However, at a listing price of €445,000, it does not provide significant upside for long-term investors given the assessed fair value of €420,432. Short-term vacation rental While Lisbon remains a popular destination for tourists, the 5.8% gap from fair value suggests that the property may struggle to maximize returns in the short-term rental market. The current condition rating of 77/100 and neighborhood score of 82/100 reinforces its potential but ultimately does not present a bargain opportunity. Buy-and-hold The buy-and-hold strategy could be viable due to the historical appreciation in Lisbon's real estate market, yet the property’s price of €445,000 limits attractive long-term growth potential. Investors must recognize that this property, with a fair value of €420,432, is priced fairly but not optimally for future capital gains.
Tenant turnover risk High tenant turnover could occur despite a decent Tenant Stability score of 80/100, suggesting ongoing challenges in maintaining long-term tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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