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 88 m², energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. The apartment features original tiles that beautifully showcase Lisbon's rich history, complemented by modern amenities for ultimate comfort and style.
The valuation. The apartment is listed at €625,000, significantly exceeding its fair value of €403,849 by €221,151 (35.4%). Therefore, it is considered overpriced in the current market context.
Fair value modelled at €403,849 from the area baseline, adjusted for condition and location. Asking €625,000 sits €221,151 (35.4%) above — overpriced versus fair value.
Asking €625,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €346,544 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Misericórdia, Lisbon, Lisbon
Area baseline €346,544 + condition +€10,175 + location +€47,130 = modelled fair value of €403,849 (€4,589/m²), a €221,151 (35.4%) gap versus the €625,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 49b8e7 | Subject | €625,000 | €7,102 | — | 80 | 84 |
| rua das Madres, 102 | Active | €635,000 | €5,773 | 18.7% | 85 | 80 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 1.9% | 78 | 81 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 31.3% | 80 | 78 |
| Estrela · 6d55d7 | Active | €765,000 | €6,955 | 2.1% | 74 | 84 |
| Median comp | €610,000 | €6,364 | 10.4% | 79 | 81 |
Long-term rental Investing in this 2-bed apartment for long-term rental in Misericórdia could yield a modest gross yield of 3.3%, but it is overpriced by 35.4% compared to its fair value of €403,849. This elevated price point may limit profitability and tenant demand in the high-demand central Lisbon market. Buy-and-hold While central Lisbon is attractive for its amenities and low crime rate, the 35.4% gap from fair value indicates that this property is not a sound buy-and-hold investment. The current listing price of €625,000 places the investor at a disadvantage, potentially compromising long-term capital appreciation. Short-term vacation rental Although the property is located in a desirable location, the gross yield of 3.3% paired with the 35.4% overpricing makes it less viable as a short-term vacation rental investment. Buyers may find it challenging to achieve desired returns in an already competitive market with this inflated purchase price. Not ideal for: Student housing This property is not well-suited for student housing, given its high acquisition cost of €625,000 which exceeds fair market value. The opportunity for student tenants may be hindered by the prohibitive rent required to accommodate the overpriced nature of the apartment.
Tenant instability risk A tenant stability score of 70/100 indicates that there may be a higher likelihood of tenant turnover, which could impact rental income and lead to increased vacancy rates.
