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, 2-bathroom apartment of 117 m² on the 4th floor, energy rating C. Located on rua de São Bento, 59, Misericórdia parish, Lisbon municipality, Lisbon district. Unique Feature: This apartment boasts traditional balconies with iron railings that provide unobstructed views of Lisbon's historical architecture, enhancing both aesthetic appeal and natural light.
The valuation. The asking price of €579,900 is notably above the fair value of €521,703, resulting in an overvaluation of €58,197 (10.0%). This pricing is a reflection of the property's premium location and quality features but remains overpriced.
Fair value modelled at €521,703 from the area baseline, adjusted for condition and location. Asking €579,900 sits €58,197 (10.0%) above — overpriced versus fair value.
Asking €579,900 versus the rua de São Bento, 59 area baseline of €682,929 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 81 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Bento, 59
Area baseline €682,929 + condition +€5,667 + location +€55,290 = modelled fair value of €521,703 (€4,459/m²), a €58,197 (10.0%) gap versus the €579,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento, 59 | Subject | €579,900 | €4,956 | — | 74 | 80 |
| Misericórdia · 090263 | Active | €485,000 | €7,029 | 41.8% | 76 | 88 |
| rua dos Anjos, 47 | Active | €380,000 | €3,167 | 36.1% | 77 | 80 |
| rua Gomes Freire, 183 | Active | €695,000 | €5,346 | 7.9% | 80 | 85 |
| rua Guerra Junqueiro | Active | €430,000 | €5,513 | 11.2% | 75 | 80 |
| Median comp | €457,500 | €5,430 | 9.5% | 77 | 83 |
Long-term rental The 2-bed apartment in Misericórdia presents a gross yield of 4.5% but is overpriced at €579,900, exceeding the fair value of €521,703 by 10%. Given the high property demand in Lisbon's central region, potential returns may not justify the elevated purchase price. Buy-and-hold While the location in Misericórdia offers decent amenities and a relatively good condition rating of 78/100, the property remains overpriced at €579,900 compared to a fair value of €521,703. This pricing raises concerns about long-term capital appreciation potential, as investors face a 10% premium over the calculated fair value. Short-term vacation rental Despite the appealing aspects of the neighbourhood, including a low crime rate and tenant quality, the €579,900 listing price suggests the apartment is overpriced by 10% against its fair value of €521,703. The current market dynamics may limit profitability in short-term rentals when starting from an excessive entry point. Not ideal for student housing Considering the pricing and property condition, this apartment is overpriced at €579,900 compared to the fair value of €521,703, which diminishes its appeal for student housing. With a yield of only 4.5% in the competitive Lisbon market, it is unlikely to meet the demands of student renters seeking reasonably priced accommodations.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of higher turnover rates, which can lead to increased vacancy periods and associated costs.
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