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, 2-bathroom apartment of 42 m², built in 2024, energy rating B. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment boasts exceptional natural light from its dual east and west orientation, enhancing its modern and appealing interior throughout the day.
The valuation. The asking price of €480,000 is significantly above the fair value of €189,525, marking a difference of €290,475 or 60.5%. This property is overpriced, reflecting a lack of alignment with true market conditions.
Fair value modelled at €189,525 from the area baseline, adjusted for condition and location. Asking €480,000 sits €290,475 (60.5%) above — overpriced versus fair value.
Asking €480,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €245,154 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Misericórdia, Lisbon, Lisbon
Area baseline €245,154 + condition +€2,297 + location +€21,832 = modelled fair value of €189,525 (€4,513/m²), a €290,475 (60.5%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 001812 | Subject | €480,000 | €11,429 | — | 75 | 83 |
| rua da Atalaia | Active | €475,000 | €6,985 | 38.9% | 80 | 77 |
| rua da Atalaia, 88 | Active | €485,000 | €7,132 | 37.6% | 78 | 80 |
| parque Eduardo VII | Active | €1,390,000 | €5,792 | 49.3% | 80 | 82 |
| rua Tenente Valadim, 6N | Active | €870,000 | €7,632 | 33.2% | 70 | 84 |
| Median comp | €677,500 | €7,059 | 38.2% | 79 | 81 |
Long-term rental The property is overpriced at €480,000, significantly higher than the fair value of €189,525, revealing a 60.5% gap. With a gross yield of only 2.7%, the potential return on this long-term rental investment appears unattractive compared to alternative options. Short-term vacation rental Given its high price relative to the fair value, the investment in a short-term vacation rental at €480,000 is not compelling, especially with a significant 60.5% price gap. The gross yield of 2.7% indicates limited short-term profitability potential in this overvalued market. Luxury market Positioned as a premium property in the luxury market, the €480,000 listing unfortunately reflects a substantial overvaluation relative to the fair valuation of €189,525, resulting in a 60.5% gap. The relatively low yield of 2.7% suggests that despite the high condition and neighborhood ratings, the investment lacks the financial merits commonly expected in the luxury sector.
Tenant instability risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancies and potential decreases in rental income.
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