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.
4-bedroom, 2-bathroom apartment of 188 m². Located on rua de São Paulo, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features original architectural details that reflect historic Lisbon, complemented by high ceilings and elegant proportions, creating a unique atmosphere of character and authenticity.
The valuation. The asking price of €890,000 is €39,006 (4.4%) above the fair value of €850,994, indicating that this property is overpriced. Potential investors should remain wary of this premium in a competitive market.
Fair value modelled at €850,994 from the area baseline, adjusted for condition and location. Asking €890,000 sits €39,006 (4.4%) above — overpriced versus fair value.
Asking €890,000 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 79/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Paulo
Area baseline €1,123,676 + condition +€12,925 + location +€97,725 = modelled fair value of €850,994 (€4,527/m²), a €39,006 (4.4%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Paulo | Subject | €890,000 | €4,734 | — | 75 | 83 |
| avenida Dom Nuno Álvares Pereira | Active | €320,000 | €3,232 | 31.7% | 73 | 75 |
| avenida Almirante Reis | Active | €595,000 | €4,837 | 2.2% | 78 | 80 |
| calçada Necessidades | Active | €710,000 | €5,917 | 25.0% | 74 | 78 |
| praça do Comércio, 7 | Active | €590,000 | €3,576 | 24.5% | 80 | 80 |
| Median comp | €592,500 | €4,207 | 11.1% | 76 | 79 |
Long-term rental The property is overpriced with a listing price of €890,000, which exceeds the fair value by 4.4%. Although it offers a 5.2% gross yield, the inflated purchase price diminishes the investment appeal in the long-term rental market. Buy-and-hold Given the current market conditions, the property is overpriced at €890,000, slightly above the fair value of €850,994. The 5.2% gross yield may be attractive, but the price gap indicates limited long-term appreciation potential, making this strategy less appealing. Short-term vacation rental At a listing price of €890,000, this property is overpriced compared to its fair value of €850,994. While the location and condition score positively, the purchase cost constrains profitability and could limit the effectiveness of short-term vacation rental returns.
Tenant turnover risk With a tenant stability score of 75/100, there is a significant risk of increased turnover rates which may lead to higher vacancy costs and loss of rental income.
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