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 188 m², energy rating C. Located on rua de São Paulo, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features original Pombaline cage structure and high ceilings, enhancing its historical charm while maintaining a functional layout suited for contemporary living.
The valuation. The asking price of €880,000 sits €37,500 (4.3%) above the fair value of €842,500, indicating that this property is overpriced. This premium suggests limited potential for short-term appreciation in value.
Fair value modelled at €842,500 from the area baseline, adjusted for condition and location. Asking €880,000 sits €37,500 (4.3%) above — overpriced versus fair value.
Asking €880,000 versus the rua de São Paulo area baseline of €1,123,676 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 78). 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.
rua de São Paulo
Area baseline €1,123,676 + condition +€1,469 + location +€100,687 = modelled fair value of €842,500 (€4,481/m²), a €37,500 (4.3%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Paulo | Subject | €880,000 | €4,681 | — | 72 | 84 |
| rua Lopes | Active | €475,000 | €4,750 | 1.5% | 76 | 87 |
| rua Almeida e Sousa | Active | €750,000 | €6,098 | 30.3% | 75 | 81 |
| avenida da Liberdade | Active | €1,150,000 | €3,412 | 27.1% | 74 | 82 |
| Alcântara · 6d54be | Active | €499,000 | €4,990 | 6.6% | 78 | 71 |
| Median comp | €624,500 | €4,870 | 4.0% | 76 | 82 |
Long-term rental The property in Misericórdia, priced at €880,000, is not an ideal long-term rental investment due to its 4.3% gap from the fair value of €842,500. With a gross yield of 4.2%, the premium being asked for this apartment poses a risk in the face of potential market fluctuations. Short-term vacation rental In the vibrant neighborhood of Misericórdia, this apartment’s listing price of €880,000 suggests it is overpriced by 4.3% compared to the fair value of €842,500, limiting its attractiveness as a short-term vacation rental. Although the area is expected to attract tourists, the high entry cost may not yield desired returns. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy would be challenging, as its asking price of €880,000 exceeds the fair value by 4.3%. Consequently, the elevated acquisition cost could lead to lower capital appreciation compared to other options in the market.
Tenant turnover risk A tenant stability score of 70/100 indicates a potential for higher tenant turnover, which could disrupt rental income and increase vacancy costs.
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