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 188 m². Located on rua Cor-de-Rosa, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features high ceilings and well-preserved wooden flooring, combining traditional charm with modern renovations in a vibrant, highly sought-after Lisbon neighborhood.
The valuation. The asking price of €880,000 exceeds the fair value of €825,684 by €54,316 (6.2%), indicating that this property is overpriced. Buyers should approach with caution considering the premium over assessed market value.
Fair value modelled at €825,684 from the area baseline, adjusted for condition and location. Asking €880,000 sits €54,316 (6.2%) above — overpriced versus fair value.
Asking €880,000 versus the rua Cor-de-Rosa area baseline of €740,344 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 87 · Amenities 85 · Economic 90 · Tenant Quality 72). Strong amenities and housing-market momentum support a premium to baseline.
rua Cor-de-Rosa
Area baseline €740,344 + condition -€6,463 + location +€91,803 = modelled fair value of €825,684 (€4,392/m²), a €54,316 (6.2%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cor-de-Rosa | Subject | €880,000 | €4,681 | — | 70 | 81 |
| Santo António · 001958 | Active | €450,000 | €5,625 | 20.2% | 68 | 84 |
| rua Quirino da Fonseca, 11 | Active | €420,000 | €5,250 | 12.2% | 70 | 84 |
| avenida Almirante Reis | Active | €595,000 | €4,837 | 3.3% | 78 | 80 |
| Santa Maria Maior · 96c721 | Active | €1,150,000 | €9,426 | 101.4% | 72 | 82 |
| Median comp | €522,500 | €5,438 | 16.2% | 71 | 83 |
Long-term rental The 3-bed apartment in Misericórdia is currently overpriced at €880,000, exceeding the fair value of €825,684 by 6.2%. While the demand for long-term rentals remains strong in this high-income area, the yield of 4.6% gross does not justify the premium pricing. Luxury market Despite its appealing location in the Lisbon city center, the property is overpriced relative to its fair value, leading to potential challenges in attracting luxury buyers. The high condition score of 73 does provide some appeal, but it may not be sufficient to command the current listing price. Family rental The apartment's features may attract families seeking homes in a vibrant neighborhood, yet the current listing price of €880,000 places it above the fair value of €825,684. Given the 4.6% gross yield, the opportunity for family rental investments is diminished by the overpriced nature of this property.
Tenant Turnover Risk With a tenant stability score of 72/100, there is a moderate risk of tenant turnover, which could impact rental income and increase vacancy rates.
