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.
0-bedroom, 1-bathroom studio of 35 m², built in 1945, energy rating E. Located on rua Ruben A. Leitão, 19, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The studio boasts a striking private balcony with panoramic views of the Tagus River and Cristo Rei, enhancing both relaxation and aesthetic appeal in an urban setting.
The valuation. The asking price of €359,000 sits significantly above its fair value of €159,847, representing an overvaluation of €199,153 (55.5%). This property is not considered a financially sound investment option.
Fair value modelled at €159,847 from the area baseline, adjusted for condition and location. Asking €359,000 sits €199,153 (55.5%) above — overpriced versus fair value.
Asking €359,000 versus the rua Ruben A. Leitão, 19 area baseline of €209,195 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Ruben A. Leitão, 19
Area baseline €209,195 + condition +€4,375 + location +€17,642 = modelled fair value of €159,847 (€4,567/m²), a €199,153 (55.5%) gap versus the €359,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ruben A. Leitão, 19 | Subject | €359,000 | €10,257 | — | 85 | 82 |
| beco Beguinhos, 3 | Active | €175,000 | €5,833 | 43.1% | 75 | 77 |
| rua do Paraíso, 106 | Active | €390,000 | €6,094 | 40.6% | 78 | 81 |
| rua Morais Soares | Active | €150,000 | €4,167 | 59.4% | 80 | 84 |
| rua Morais Soares | Active | €150,000 | €4,545 | 55.7% | 90 | 81 |
| Median comp | €162,500 | €5,189 | 49.4% | 79 | 81 |
Long-term rental The studio's listing price of €359,000 is substantially higher than the fair value of €159,847, representing a significant 55.5% gap, which suggests it is overpriced for long-term rental investors. With a gross yield of only 3.3%, potential returns do not justify the inflated purchase price in this favorable yet competitive rental market. Luxury market Given the property's condition rating of 84/100 and its desirable central Lisbon location, it may initially appear attractive to the luxury market; however, the substantial price overvaluation at €359,000 indicates that it is overpriced. High entry costs could deter luxury buyers seeking value, especially given that the fair value is much lower at €159,847. Buy-and-hold While the investment in a central studio in Misericórdia seems appealing due to economic stability and livability metrics, the listing price exceeds fair value by 55.5%, rendering it overpriced for a buy-and-hold strategy. Investors may experience prolonged cash flow challenges with a gross yield of merely 3.3%, which does not compensate for the high acquisition cost.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of higher turnover rates that could lead to increased vacancy periods and costs associated with finding new tenants.
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