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 69 m², energy rating C. Located Misericórdia parish, Lisbon municipality, Lisbon district. This apartment combines modern design with flexible living spaces, featuring a unique wooden panel that connects the living area to an interior bedroom, ideal for versatile use.
The valuation. The asking price of €485,000 is significantly above the fair value of €316,797, making the property overpriced by €168,203, or 34.7%. This discrepancy suggests a lack of immediate investment viability based on accurate market assessments.
Fair value modelled at €316,797 from the area baseline, adjusted for condition and location. Asking €485,000 sits €168,203 (34.7%) above — overpriced versus fair value.
Asking €485,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €402,753 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 88/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Misericórdia, Lisbon, Lisbon
Area baseline €402,753 + condition +€3,773 + location +€41,302 = modelled fair value of €316,797 (€4,591/m²), a €168,203 (34.7%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 090263 | Subject | €485,000 | €7,029 | — | 76 | 88 |
| rua de São Bento, 59 | Active | €579,900 | €4,956 | 29.5% | 74 | 80 |
| rua Guerra Junqueiro | Active | €430,000 | €5,513 | 21.6% | 75 | 80 |
| rua dos Anjos, 47 | Active | €380,000 | €3,167 | 54.9% | 77 | 80 |
| rua Gomes Freire, 183 | Active | €695,000 | €5,346 | 23.9% | 80 | 85 |
| Median comp | €504,950 | €5,151 | 26.7% | 76 | 80 |
Long-term rental The apartment's asking price of €485,000 significantly exceeds its fair value of €316,797, highlighting a 34.7% gap and positioning it as an overpriced asset in a competitive market. With a gross yield of 0%, the potential returns from long-term rental are too low to justify this investment, even in the highly demanded area of Misericórdia. Buy-and-hold With the property listed at €485,000, the considerable gap from the fair value suggests that it is overpriced for a buy-and-hold strategy. Investors seeking appreciation in a stable economic hub should be wary, as the current pricing does not align with the market fundamentals. Family rental The property may have appeal in a neighborhood with high tenant quality, but its listing price of €485,000 still positions it above its fair value of €316,797. Given the absence of any gross yield, taking a family rental approach may not be prudent due to the elevated acquisition cost. Short-term vacation rental Given that the apartment is overpriced at €485,000, it poses risks for short-term vacation rental strategies where competitive pricing is essential for attracting guests. The lack of yield only further complicates profitability in the popular Lisbon market, making this approach less viable. Student housing While the neighborhood around Misericórdia offers strong amenities, the property’s price of €485,000 is much too high compared to its fair value. Therefore, pursuing a student housing strategy could be financially unfeasible due to the lack of return on investment.
Economic Dependency Risk The property's economic stability score of 90/100 suggests a strong local economy, but the tenant stability score of 80/100 indicates potential fluctuations in tenant reliability, which could impact rental income.
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