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 57 m², energy rating D. Located on rua de São Bento, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's vintage charm is enhanced by its proximity to vibrant neighborhoods like Príncipe Real, offering a blend of historic ambiance and contemporary lifestyle options.
The valuation. The asking price of €400,000 is significantly above fair value by €165,505 (41.4%). This property is deemed overpriced and not aligned with the market fundamentals.
Fair value modelled at €234,495 from the area baseline, adjusted for condition and location. Asking €400,000 sits €165,505 (41.4%) above — overpriced versus fair value.
Asking €400,000 versus the rua de São Bento area baseline of €332,709 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 60 · Materials 50 · Room dimensions 56). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Bento
Area baseline €332,709 + condition -€18,703 + location +€28,732 = modelled fair value of €234,495 (€4,114/m²), a €165,505 (41.4%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento | Subject | €400,000 | €7,018 | — | 60 | 82 |
| Penha de França · 1e61d7 | Active | €335,000 | €6,091 | 13.2% | — | 85 |
| Santa Maria Maior · 1e61a8 | Active | €255,000 | €7,969 | 13.6% | — | 83 |
| calçada Agostinho de Carvalho, 4 | Active | €220,000 | €5,366 | 23.5% | 50 | 83 |
| avenida Engenheiro Duarte Pacheco, 43 | Active | €350,000 | €10,000 | 42.5% | 65 | 79 |
| Median comp | €295,000 | €7,030 | 0.2% | 58 | 83 |
Long-term rental The current listing price of €400,000 significantly exceeds the fair value of €234,495, suggesting the property is overpriced and may struggle to generate the expected return on investment. With a gross yield of only 3.7% and a condition rating of 54/100, this strategy is unlikely to deliver strong long-term cash flow. Buy-and-hold Despite being located in a vibrant area of Misericórdia, the property's current market price represents a 41.4% gap from its fair value, rendering it overpriced for a buy-and-hold approach. The low yield of 3.7% further diminishes the potential for capital appreciation and wealth accumulation over time. Short-term vacation rental Listing at €400,000 makes this property overpriced compared to its fair value of €234,495, which could deter potential returns from short-term vacation rental strategies. While the neighbourhood has high demand, the substantial premium placed on the property complicates achieving profitability in the competitive short-term rental market.
Economic Dependency Risk The high economic stability score of 85 suggests limited diversification in the local economy, which could pose risks if a downturn affects the primary industries supporting tenant demand.
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