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 188 m², energy rating C. Located on rua de São Paulo, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment showcases a unique blend of modern amenities and historical charm, featuring an original Pombaline cage structure and spacious rooms with high ceilings and abundant natural light.
The valuation. The asking price of €880,000 is €34,587 (3.9%) above the fair value of €845,413, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving anticipated returns.
Fair value modelled at €845,413 from the area baseline, adjusted for condition and location. Asking €880,000 sits €34,587 (3.9%) above — overpriced versus fair value.
Asking €880,000 versus the rua de São Paulo area baseline of €1,123,676 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 87 · Amenities 85 · Economic 90 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Paulo
Area baseline €1,123,676 + condition +€7,344 + location +€97,725 = modelled fair value of €845,413 (€4,497/m²), a €34,587 (3.9%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Paulo | Subject | €880,000 | €4,681 | — | 74 | 83 |
| rua Lopes | Active | €475,000 | €4,750 | 1.5% | 76 | 87 |
| avenida da Liberdade | Active | €1,150,000 | €3,412 | 27.1% | 74 | 82 |
| rua Almeida e Sousa | Active | €750,000 | €6,098 | 30.3% | 75 | 81 |
| Alcântara · 6d54be | Active | €499,000 | €4,990 | 6.6% | 78 | 71 |
| Median comp | €624,500 | €4,870 | 4.0% | 76 | 82 |
Long-term rental The property may not present an attractive long-term rental investment, given its listing price of €880,000, which is 3.9% above the fair value of €845,413. This slight premium diminishes the rental yield, currently at a gross 4.1%, suggesting that investors could face challenges in earning a reasonable return over time. Short-term vacation rental Investing in this property as a short-term vacation rental presents concerns since the price of €880,000 exceeds the fair value by 3.9%, limiting potential profitability. The current condition rating of 78/100 while acceptable, combined with the inflated price, suggests the property may not generate sufficient income to justify the investment. Buy-and-hold Acquiring this property for a buy-and-hold strategy is not advisable due to its listing price of €880,000 being 3.9% above the fair value of €845,413. The potential for capital appreciation may be compromised in a market where the price does not align with fair value expectations, thus impacting long-term investment viability.
Tenant turnover risk Given the tenant stability score of 78/100, there is a moderate risk of tenant turnover, which could impact cash flow and increase vacancy periods.
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