REALITY
82
/100
SLIPPAGE
▼ 3.1%
−0.15★
VELOCITY
▲ +6.3%
yoy
LAGGARDS
4
of 6 cats
UNRESOLVED
3
issues
OPS LOAD
~€2.4k / yr
/ year
Not investment advice. This report analyses publicly available review data and, where available, an auto-summarised regulatory snapshot. It is not investment advice. Consult a licensed local advisor before making any investment decision.
Grey is what a booker sees today. Gold is the rolling average of the last 10 reviews at each point.
Reviews per quarter — a soft proxy for occupancy, not a measurement. Confirm with a rate report from the current owner or a market-data provider before pricing anything on it.
Every investor-relevant signal quantified against the market comparable set. Impact is a rule-based severity, not a probability.
| Signal | Value | Δ vs market | Impact |
|---|---|---|---|
| Rating slippage | −0.15★ | -3.1% | MED |
| Value gap | 4.50 vs 4.68 | -3.8% | HIGH |
| Cleanliness gap | 4.60 vs 4.72 | -2.5% | MED |
| Communication gap | 4.72 vs 4.82 | -2.1% | MED |
| Reply rate on negatives | 42% | median 78% | MED |
| Median reply time | 3 d | median 1 d | MED |
| Review velocity YoY | +6.3% | peak 32/qtr | OK |
Auto-summarised from published sources for Lisbon, as of 2026-08-14. Regulations change; verify with a local advisor before committing.
Licence required?
Yes
New licences currently possible?
No — frozen
Rule trajectory
restrictive
Confidence
high
Alojamento Local (AL) licence is required. New AL registrations in central Lisbon parishes have been under moratorium since 2023 and were extended in early 2026 through at least end-2027. Existing licences remain valid and transferable, but transfers now trigger a municipal review that can take 90+ days.
Risks over next three years
Sources
By month, from your reviews. Darker means more mentions in that month. Read together with the review-velocity chart above.
| Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Air-conditioning underpowered in bedroom | ||||||||||||
| Street noise on weekend nights | ||||||||||||
| Kitchen tap drips | ||||||||||||
| Shower pressure inconsistent |
Every deduction that got the Reality Score from the rolling rating to the final number, in points out of 100.
| Base score (from rolling rating) | +93.0 |
| Bedroom AC (unresolved, worsening) | −9.0 |
| Street noise (unresolved) | −2.0 |
| Kitchen tap (unresolved) | −2.0 |
| Value 0.18 below market | −1.8 |
| Reality Score | 82 |
The condition, wear, and recurring frictions guests report — what a new operator would inherit and need to fix. Every complaint tagged with recurrence, trend and rating-point impact.
AC in the bedroom couldn't keep up with the July heat
Fridays and Saturdays were loud until about 2am
Tap in the kitchen wouldn't stop dripping
Shower pressure was hit or miss
Recurring complaints reframed as line items in the ops budget. Ranges are directional, not quotes; parseable numbers roll up into the OPS LOAD KPI on page 1.
| Category | Line item | Rough cost | Annualised |
|---|---|---|---|
| Capex | A second bedroom AC unit or a split installation is likely needed within one summer — the current setup is failing the July-August window with growing frequency. | €500-2,500 depending on unit and permit path | €300-500/yr amortised over 5yr |
| Maintenance | Kitchen tap drip and shower pressure show a small trickle of plumbing issues; a handyman retainer would prevent these from surfacing in reviews. | €80-150 / month | €1,000-1,800/yr |
| Operations | Cleanliness score is 0.12 below comparable listings; either extend the turnover cleaning slot or hire a second team — expect one extra hour per turnover. | €8-12 per stay in incremental cleaning cost | €600-900/yr |
| Pricing exposure | Value category sits 0.18 below comparables; expect a 6-10% discount vs the neighbourhood ADR to hit the same occupancy without a rating recovery. | — | — |
| Estimated annual ops load | ~€2.4k / yr | ||
Ordered by cost-of-being-wrong. Each tagged HIGH / MEDIUM / LOW with a short hedge on what it costs if the answer bites.
If wrong: could kill the deal
If wrong: full revenue loss if restricted
If wrong: mis-pricing the acquisition
If wrong: 6-10% ADR gap
If wrong: €2-6k retrofit
If wrong: budget item, not a deal breaker
Solid location, but the rolling rating is 0.15 below the displayed number and one worsening comfort issue (bedroom AC) is starting to dominate summer reviews. Demand pace has held steady for two years, which is reassuring. Regulations change; verify locally.
Reminder — not investment advice. This report analyses publicly available review data and, where available, an auto-summarised regulatory snapshot. It is not investment advice. Consult a licensed local advisor before making any investment decision.