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.
1-bedroom, 1-bathroom apartment of 50 m², built in 1988, energy rating C. Located on rua das Mercês, Ajuda parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a private outdoor space, providing a rare opportunity for urban relaxation in the historic heart of Lisbon's Ajuda neighborhood.
The valuation. The asking price of €289,000 exceeds the fair value of €221,681 by €67,319 (23.3%). This property is therefore considered overpriced in the current market conditions.
Fair value modelled at €221,681 from the area baseline, adjusted for condition and location. Asking €289,000 sits €67,319 (23.3%) above — overpriced versus fair value.
Asking €289,000 versus the rua das Mercês area baseline of €196,900 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 80 · Materials 78 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 75 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua das Mercês
Area baseline €196,900 + condition +€3,516 + location +€21,265 = modelled fair value of €221,681 (€4,434/m²), a €67,319 (23.3%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Mercês | Subject | €289,000 | €5,780 | — | 80 | 77 |
| Ajuda · 65a75e | Active | €289,000 | €5,780 | 0% | 78 | 72 |
| travessa da Boa Hora À Ajuda | Active | €395,000 | €4,938 | 14.6% | 78 | 76 |
| urbanização Alto Santo Amaro Alto de Santo Amaro | Active | €480,000 | €9,600 | 66.1% | 70 | 77 |
| rua Gervásio Lobato, 18 | Active | €375,000 | €6,579 | 13.8% | 76 | 76 |
| Median comp | €385,000 | €6,180 | 6.9% | 77 | 76 |
Long-term rental Despite a gross yield of 4.4%, the apartment's listing price of €289,000 exceeds the fair value by 23.3%, indicating it is overpriced. This affects its long-term rental attractiveness as potential returns are not aligned with the market expectations. Family rental While the apartment's condition rating of 80/100 is appealing for a family rent, the significant gap from the fair value suggests that it's overpriced. Families seeking reasonably priced accommodations may overlook this property due to its current valuation. Buy-and-hold The buy-and-hold strategy is less compelling here given that the property is overpriced at €289,000 against a fair value of €221,681. Investors looking for stable long-term growth may find better opportunities elsewhere, as this property does not represent a sound financial investment at its current price.
Economic Vulnerability With an economic stability score of 80/100, there is a moderate risk if local economic conditions deteriorate, potentially impacting rent prices and tenant retention.
