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 90 m², energy rating B. Located Misericórdia parish, Lisbon municipality, Lisbon district. The apartment features a unique blend of traditional Lisbon architecture with modern design elements, including large window frames that enhance the spacious feel and flooding the interior with natural light.
The valuation. The asking price of €900,000 sits significantly above fair value at €406,783, indicating an overpriced status with a variance of €493,217 (54.8%). This suggests a current lack of sound investment justification. Buy-to-flip angle. Given the stylish high-quality renovations, aiming for a resale at €1,000,000 could yield a potential profit; however, the existing asking price may limit profit margins post-renovation expenses. Buy-to-let angle. With an estimated gross yield of 2.3% (~€1,725/month), this apartment could serve as a long-term rental with appealing amenities to attract stable tenants in a high-demand area.
Fair value modelled at €406,783 from the area baseline, adjusted for condition and location. Asking €900,000 sits €493,217 (54.8%) above — overpriced versus fair value.
Asking €900,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €537,930 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 86 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Misericórdia, Lisbon, Lisbon
Area baseline €537,930 + condition +€11,250 + location +€41,113 = modelled fair value of €406,783 (€4,520/m²), a €493,217 (54.8%) gap versus the €900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 28ba63 | Subject | €900,000 | €10,000 | — | 85 | 79 |
| largo Conde-Barão | Active | €620,000 | €8,378 | 16.2% | 78 | 83 |
| parque Eduardo VII | Active | €1,390,000 | €5,792 | 42.1% | 80 | 82 |
| São Vicente · 024223 | Active | €360,000 | €5,000 | 50.0% | 75 | 86 |
| rua dos Douradores | Active | €880,000 | €9,670 | 3.3% | 75 | 95 |
| Median comp | €750,000 | €7,085 | 29.1% | 77 | 85 |
Long-term rental The property is overpriced at €900,000, significantly exceeding its fair value of €406,783, which alters rental yield considerations negatively at 2.3%. Even in a desirable location like Misericórdia, the gap in valuation indicates that securing consistent long-term tenants may be challenging due to its high price point. Short-term vacation rental With a fair value of €406,783 versus a listing price of €900,000, the apartment’s yield of 2.3% suggests an unattractive investment for short-term vacation rentals. Despite the central Lisbon location, the significant overpricing lowers potential profitability and raises concerns about occupancy rates. Buy-and-hold As a buy-and-hold strategy, the current listing price of €900,000 is high relative to the fair value of €406,783, leading to less appealing investment returns and a gross yield of just 2.3%. The long-term appreciation potential is undermined by the property’s overpriced status, making it a less strategic hold. Not ideal for Ignoring the current market conditions and high listing price, this property is not suitable for student housing or industrial conversion due to its pricing dynamics and residential status.
Tenant turnover risk A tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which may lead to increased vacancy rates and loss of rental income over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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