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.
3-bedroom, 2-bathroom apartment of 116 m², energy rating C. Located on rua Eduardo Coelho, Misericórdia parish, Lisbon municipality, Lisbon district. Highlight: The apartment features a magnificent 130 m² private garden, an extremely rare outdoor space in the center of Lisbon, providing a peaceful retreat for relaxation and entertainment.
The valuation. The asking price of €895,000 is significantly above fair value, which is assessed at €515,642. This results in an overpriced evaluation by €379,358 (42.4%). Buy-to-flip angle. A buy-to-flip strategy may not be viable given the substantial overvaluation; resale would likely require market corrections to achieve reasonable returns. Buy-to-let angle. With a gross yield of 0%, this property does not provide viable rental income opportunities, making it less attractive for long-term holding in the current market conditions.
Fair value modelled at €515,642 from the area baseline, adjusted for condition and location. Asking €895,000 sits €379,358 (42.4%) above — overpriced versus fair value.
Asking €895,000 versus the rua Eduardo Coelho area baseline of €677,092 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 91 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Eduardo Coelho
Area baseline €677,092 + condition +€363 + location +€58,471 = modelled fair value of €515,642 (€4,445/m²), a €379,358 (42.4%) gap versus the €895,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eduardo Coelho | Subject | €895,000 | €7,716 | — | 70 | 82 |
| rua do Triângulo Vermelho | Active | €570,000 | €5,182 | 32.8% | 76 | 90 |
| praça do Comércio | Active | €1,050,000 | €4,907 | 36.4% | 76 | 90 |
| rua do Alecrim, 11 | Active | €290,000 | €2,636 | 65.8% | 78 | 83 |
| rua dos Açores, 53 | Active | €560,000 | €5,283 | 31.5% | 75 | 79 |
| Median comp | €565,000 | €5,045 | 34.6% | 76 | 87 |
Long-term rental The property in Misericórdia, listed at €895,000, presents a significant price gap of 42.4% above its fair value of €515,642, making it a poor investment choice for long-term rental. Additionally, with a yield of 0% gross, the financial returns are not viable compared to looks of surrounding market offerings. Short-term vacation rental At €895,000, the apartment is overpriced by 42.4% compared to its fair value, resulting in a strained potential for short-term vacation rental income. The current gross yield of 0% indicates that this property fails to generate adequate revenue in the booming Lisbon tourism sector. Luxury market While the Misericórdia location benefits from a good neighbourhood rating of 82/100, the €895,000 asking price places this 3-bed apartment 42.4% above its fair valuation, suggesting it is positioned too high for luxury market engagement. Furthermore, its 0% gross yield further indicates a lack of financial attractiveness for high-end investors seeking solid returns. Not ideal for student housing Given the high listing price of €895,000, the apartment's pricing is not conducive to the needs of the student housing market, where affordability is crucial. The fair value of €515,642 and the resultant 42.4% gap imply that this property would be significantly overpriced for potential student tenants.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of higher turnover rates, which could lead to increased vacancy periods and costs associated with finding new tenants.
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