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.
6-bedroom, 3-bathroom apartment of 200 m², built in 1937, energy rating F. Located on rua de São Bento, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts extraordinary natural light and river views, with a charming vintage character that allows for a personalized renovation project to preserve its architectural authenticity.
The valuation. The asking price of €850,000 is €52,837 (6.2%) above the fair value of €797,163, making it overpriced. This discrepancy suggests that potential investors may need to negotiate down to align with market expectations.
Fair value modelled at €797,163 from the area baseline, adjusted for condition and location. Asking €850,000 sits €52,837 (6.2%) above — overpriced versus fair value.
Asking €850,000 versus the rua de São Bento area baseline of €1,195,400 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 (Condition 40 · Materials 50 · Room dimensions 53). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Bento
Area baseline €1,195,400 + condition -€91,250 + location +€100,813 = modelled fair value of €797,163 (€3,986/m²), a €52,837 (6.2%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento | Subject | €850,000 | €4,250 | — | 40 | 82 |
| Arroios · 1e627a | Active | €495,000 | €5,500 | 29.4% | — | 85 |
| largo de Santos | Active | €675,000 | €6,750 | 58.8% | 60 | 83 |
| Arroios · 6d5112 | Active | €290,000 | €3,625 | 14.7% | — | 81 |
| rua Morais Soares, 61 | Active | €550,000 | €5,729 | 34.8% | 70 | 81 |
| Median comp | €522,500 | €5,615 | 32.1% | 65 | 82 |
Long-term rental The property has a fair value of €797,163, which indicates a 6.2% gap from the listing price of €850,000, suggesting it is overpriced. With a gross yield of 5.4%, the return on investment may not justify the higher acquisition cost, especially considering the property’s condition rating of 46/100. Short-term vacation rental Despite Lisbon’s popularity for tourism, the significant price gap of 6.2% indicates that this property is overpriced at €850,000. The condition score of 46/100 suggests that potential guests might face hesitance due to quality issues, which could impact occupancy rates and profitability. Luxury market Positioned in an attractive location, this apartment listing at €850,000 is overpriced by 6.2% compared to its fair value of €797,163. Given the property’s subpar condition rating of 46/100, potential luxury buyers may find better opportunities elsewhere, limiting market appeal. Not ideal for student housing While the neighborhood score of 82/100 makes it a desirable location, the apartment's listing price of €850,000 is 6.2% above its fair value, rendering it overpriced. The condition of the property (46/100) further detracts from its suitability for student housing, as affordability and quality are significant factors for this demographic.
Economic downturn risk A high economic stability score of 85 may still face challenges as fluctuations in the economy can impact tenant demand, especially given the tenant stability score of 75.
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