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, 1-bathroom apartment of 111 m², energy rating D. Located on travessa da Palmeira, 12, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts breathtaking river and city views from its attic, complementing the vibrant lifestyle of the Príncipe Real neighborhood with its diverse cultural offerings and organic markets.
The valuation. The asking price of €895,000 sits €388,909 (43.5%) above the fair value of €506,091, indicating that this property is overpriced. Such a significant discrepancy raises concerns for potential investors.
Fair value modelled at €506,091 from the area baseline, adjusted for condition and location. Asking €895,000 sits €388,909 (43.5%) above — overpriced versus fair value.
Asking €895,000 versus the travessa da Palmeira, 12 area baseline of €663,447 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
travessa da Palmeira, 12
Area baseline €663,447 + condition +€11,273 + location +€57,700 = modelled fair value of €506,091 (€4,559/m²), a €388,909 (43.5%) gap versus the €895,000 asking price.
Long-term rental The property is overpriced at €895,000 compared to a fair value of €506,091, presenting a significant gap of 43.5%. With a gross yield of only 2.7%, this investment may struggle to provide adequate returns in the long term. Short-term vacation rental Despite the attractive location in central Lisbon, the property's asking price of €895,000 is €388,909 more than its fair value, translating to a 43.5% premium. The projected gross yield of 2.7% raises concerns about the potential profitability of short-term rentals in this market. Family rental The 2-bed apartment in Misericórdia is listed at €895,000, significantly above its fair value of €506,091, which indicates it is overpriced by 43.5%. Given the low gross yield of 2.7%, renting it out to families may yield insufficient financial returns for investors. Not ideal for student housing While the property has a decent rating of 82/100 in condition and an 83/100 for the neighbourhood, its high price point of €895,000 makes it an unsuitable option for student housing. The inflated asking price presents a considerable barrier for potential student tenants, limiting the investment appeal in this sector.
Tenant turnover risk: With a tenant stability score of 75/100, there is a notable risk of higher turnover rates, which could negatively impact cash flow and incur additional leasing costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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