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.
2-bedroom, 1-bathroom apartment of 75 m², built in 1994, energy rating C. Located on rua de São Bento, 222, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a closed balcony off the master bedroom, perfect for an office or leisure space, and a basement storage room of 9.5 m², enhancing storage options.
The valuation. The asking price of €415,000 exceeds the fair value of €317,091 by €97,909 (23.6%), indicating that the property is significantly overpriced. This discrepancy raises concerns about future appreciation potential in this market.
Fair value modelled at €317,091 from the area baseline, adjusted for condition and location. Asking €415,000 sits €97,909 (23.6%) above — overpriced versus fair value.
Asking €415,000 versus the rua de São Bento, 222 area baseline of €437,775 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Bento, 222
Area baseline €437,775 + condition -€14,883 + location +€36,623 = modelled fair value of €317,091 (€4,228/m²), a €97,909 (23.6%) gap versus the €415,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento, 222 | Subject | €415,000 | €5,533 | — | 65 | 81 |
| avenida Mouzinho de Albuquerque | Active | €270,000 | €3,418 | 38.2% | 66 | 83 |
| calçada do Monte, 29 | Active | €495,000 | €6,600 | 19.3% | 60 | 85 |
| rua Vítor Bastos | Active | €450,000 | €6,338 | 14.5% | 58 | 79 |
| rua da Pedreira do Fernandinho, 12 | Active | €270,000 | €4,030 | 27.2% | 68 | 78 |
| Median comp | €360,000 | €5,184 | 6.3% | 63 | 81 |
Long-term rental This 2-bed apartment in Misericórdia, priced at €415,000, is 23.6% above its fair value of €317,091, indicating that it is overpriced. The gross yield of 4.3% does not justify the high asking price in the context of potential return on investment. Buy-and-hold At a listing price of €415,000, this property represents a poor buy-and-hold opportunity due to its 23.6% premium over the fair value of €317,091. The limited appreciation potential, combined with an average condition score of 62/100, poses considerable risk for long-term investors. Luxury market The asking price of €415,000 for this apartment is not aligned with the luxury market dynamics, considering it is overpriced by 23.6% against the fair value of €317,091. Additionally, despite being located in a desirable neighbourhood with a score of 81/100, the property’s condition of 62/100 may deter high-end buyers seeking premium listings.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a moderate risk of turnover, potentially leading to increased vacancy rates and associated costs in a market with an economic stability score of 90/100.
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