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.
3-bedroom, 1-bathroom apartment of 87 m², energy rating C. Located on rua Manuel Bernardes, 1, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Feature: This apartment features original architectural elements such as crafted ceilings and detailed moldings, enhancing its modern aesthetic and historical charm in the heart of Lisbon.
The valuation. The asking price of €775,000 is significantly above fair value of €398,705, resulting in an overvaluation of €376,295 (48.6%). This indicates the property is overpriced relative to its actual worth.
Fair value modelled at €398,705 from the area baseline, adjusted for condition and location. Asking €775,000 sits €376,295 (48.6%) above — overpriced versus fair value.
Asking €775,000 versus the rua Manuel Bernardes, 1 area baseline of €507,819 (€5,837/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Manuel Bernardes, 1
Area baseline €507,819 + condition +€10,875 + location +€45,224 = modelled fair value of €398,705 (€4,583/m²), a €376,295 (48.6%) gap versus the €775,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Manuel Bernardes, 1 | Subject | €775,000 | €8,908 | — | 80 | 83 |
| rua do Carmo Inserido | Active | €499,999 | €7,576 | 15.0% | 75 | 85 |
| rua do Vale de Santo António | Active | €379,900 | €6,550 | 26.5% | 83 | 83 |
| São Vicente · d7a41d | Active | €379,900 | €9,997 | 12.2% | 88 | 86 |
| rua Andrade S / N | Active | €848,000 | €5,769 | 35.2% | 80 | 85 |
| Median comp | €439,950 | €7,063 | 20.7% | 82 | 85 |
Long-term rental The long-term rental potential of this property in Misericórdia is limited due to its 2.7% gross yield, indicating a lack of attractive cash flow returns. Coupled with a gap vs fair value of 48.6%, this property is deemed overpriced, making it a less favorable investment choice. Short-term vacation rental While short-term vacation rentals can be lucrative in central Lisbon, the overpriced nature of the listing at €775,000 relative to the fair value of €398,705 limits profitability prospects. A yield of 2.7% gross further reinforces the unappealing financial metrics against market expectations for this strategy. Buy-and-hold The buy-and-hold strategy for this apartment is challenging given its considerable discrepancy from fair value, with a staggering 48.6% gap suggesting it is overpriced. The 2.7% gross yield offers minimal returns, raising concerns about long-term equity growth potential in a market that is already elevated in pricing.
Tenant turnover risk The tenant stability score of 70 indicates potential fluctuations in occupancy, leading to increased costs and potential income loss due to turnover.
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