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 €466,960 (€5,837/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 €466,960 + 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.
