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 80 m², energy rating F. Located Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features a charming balcony perfectly positioned for sunrise views over the Tagus River, enhancing the overall living experience with its stunning scenic backdrop.
The valuation. The asking price of €560,000 exceeds the fair value of €367,010 by €192,990, indicating the property is overpriced by 34.5%. This substantial discrepancy suggests that potential buyers may want to negotiate aggressively or pass. Buy-to-flip angle. The buy-to-flip strategy may be challenging given the significant markup; however, if renovation updates are implemented, the resale value could be enhanced for a higher return. Investors should focus on capturing the luxury market's demand in Lisbon. Buy-to-let angle. With an estimated gross yield of 3.3%, generating around €1,540 per month in rental income is viable, yet the high price dampens potential returns. Despite this, the neighborhood's appeal warrants consideration for long-term tenants.
Fair value modelled at €367,010 from the area baseline, adjusted for condition and location. Asking €560,000 sits €192,990 (34.5%) above — overpriced versus fair value.
Asking €560,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €478,160 (€5,977/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 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 80). Strong amenities and housing-market momentum support a premium to baseline.
Misericórdia, Lisbon, Lisbon
Area baseline €478,160 + condition +€9,125 + location +€42,845 = modelled fair value of €367,010 (€4,588/m²), a €192,990 (34.5%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 4a809a | Subject | €560,000 | €7,000 | — | 80 | 84 |
| Santo António · 9372dd | Active | €690,000 | €12,545 | 79.2% | 75 | 82 |
| travessa de São Bernardino, 19 | Active | €589,000 | €5,078 | 27.5% | 78 | 85 |
| rua de São Félix, 30 | Active | €525,000 | €7,500 | 7.1% | 85 | 82 |
| Campo de Ourique · ba5b73 | Active | €529,000 | €8,817 | 26.0% | 80 | 80 |
| Median comp | €559,000 | €8,159 | 16.6% | 79 | 82 |
Long-term rental The property, listed at €560,000, presents a significant gap of 34.5% above its fair value of €367,010, which makes it overpriced and less attractive for sustainable long-term rental income. Even with a decent yield of 3.3%, the inflated price could hinder cash flow and increase risk in a fluctuating market. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may not be advisable given its current listing price of €560,000, which is 34.5% above the fair value of €367,010, classifying it as overpriced. The potential for moderate appreciation is overshadowed by the high initial investment and limited yield of 3.3%, suggesting low long-term profitability. Luxury market While the apartment is well-rated with a condition score of 82 and a neighbourhood score of 84, the €560,000 listing price remains 34.5% above the fair value of €367,010, indicating that it is overpriced in the competitive Lisbon luxury market. This valuation challenge may deter discerning buyers looking for a sound investment in an upscale property at a reasonable price point.
Economic Dependency Risk With an economic stability score of 90/100, there is a potential risk if the local economy experiences unexpected downturns that could affect tenant retention, despite the relatively high tenant stability score of 80/100.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Free — sign in to request
