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, 1-bathroom apartment of 59 m², built in 1950, energy rating C. Located on rua dos Mouros, 23, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features high-quality modern finishes and an efficient layout, providing a unique blend of contemporary style within one of Lisbon's most vibrant cultural neighborhoods.
The valuation. The asking price of €365,000 is significantly higher than the fair value of €267,820, representing an overpricing of €97,180 (26.6%). This disparity suggests potential buyers should exercise caution and seek more fairly priced opportunities.
Fair value modelled at €267,820 from the area baseline, adjusted for condition and location. Asking €365,000 sits €97,180 (26.6%) above — overpriced versus fair value.
Asking €365,000 versus the rua dos Mouros, 23 area baseline of €232,342 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 95 · Amenities 95 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Mouros, 23
Area baseline €232,342 + condition +€2,950 + location +€32,528 = modelled fair value of €267,820 (€4,539/m²), a €97,180 (26.6%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Mouros, 23 | Subject | €365,000 | €6,186 | — | 80 | 85 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 13.7% | 75 | 85 |
| rua Carlos Reis, 59 | Active | €525,000 | €7,000 | 13.2% | 80 | 82 |
| rua Vale de Santo António | Active | €379,000 | €9,718 | 57.1% | 80 | 84 |
| rua do Vale de Santo António | Active | €379,900 | €6,550 | 5.9% | 83 | 83 |
| Median comp | €414,950 | €7,016 | 13.4% | 80 | 84 |
Long-term rental This 2-bed apartment in Misericórdia, listed at €365,000, is overpriced with a fair value of €267,820, representing a 26.6% gap. Despite its decent gross yield of 4.5%, the excessive listing price diminishes the appeal for long-term rental potential. Short-term vacation rental With consistent tourism in Lisbon and an attractive neighbourhood score of 85/100, one might view this property as suitable for short-term vacation rentals; however, the current price of €365,000 is significantly higher than its fair value of €267,820. This pricing leads to an unfavorable investment scenario, limiting the expected returns from vacation rentals. Buy-and-hold The buy-and-hold strategy for this apartment could be questioned, as the property at €365,000 is listed well above its fair value of €267,820 and displays a 26.6% markup. While the area benefits from high demand and amenities, the current pricing presents a barrier to achieving satisfactory long-term capital appreciation. Not ideal for student housing Given the current pricing and fair value assessment, the apartment is not ideally situated for a student housing investment. The combination of its high listing price and target demographic suggests that alternative property options may yield better returns for such use.
Tenant turnover risk High tenant turnover could be a concern given the tenant stability score of 70/100, potentially leading to increased vacancy rates and reduced rental income.
