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, 2-bathroom apartment of 220 m². Located on rua de São Paulo, 172, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment showcases exquisite stucco work and large windows that not only enhance the brightness but also provide stunning views of the vibrant street life in Misericórdia.
The valuation. The asking price of €1,480,000 is significantly above the fair value of €998,938, indicating it is overpriced by €481,062 (32.5%). This discrepancy warrants caution for potential investors.
Fair value modelled at €998,938 from the area baseline, adjusted for condition and location. Asking €1,480,000 sits €481,062 (32.5%) above — overpriced versus fair value.
Asking €1,480,000 versus the rua de São Paulo, 172 area baseline of €1,314,940 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · 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 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Paulo, 172
Area baseline €1,314,940 + condition +€18,219 + location +€114,360 = modelled fair value of €998,938 (€4,541/m²), a €481,062 (32.5%) gap versus the €1,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Paulo, 172 | Subject | €1,480,000 | €6,727 | — | 77 | 83 |
| rua Engenheiro Nobre Guedes In Benfica | Active | €599,900 | €7,058 | 4.9% | 78 | 90 |
| Misericórdia · f35fdd | Active | €798,000 | €6,138 | 8.8% | 78 | 85 |
| avenida Almirante Reis | Active | €595,000 | €4,837 | 28.1% | 78 | 80 |
| Avenidas Novas · 090166 | Active | €795,000 | €5,483 | 18.5% | 76 | 86 |
| Median comp | €697,450 | €5,811 | 13.6% | 78 | 86 |
Long-term rental The property is priced at €1,480,000, significantly above its fair value of €998,938, indicating it is overpriced by 32.5%. With a gross yield of only 3.2%, the long-term rental potential does not justify the current asking price. Short-term vacation rental At €1,480,000, this 3-bed apartment exceeds its fair value by 32.5%, categorizing it as overpriced despite its appeal in a central location known for tourism. The low gross yield of 3.2% for short-term rentals reflects limited investment attractiveness at this price point. Buy-and-hold The buy-and-hold strategy for this €1,480,000 apartment faces challenges, as it is overpriced by 32.5% against its fair value of €998,938. Additionally, the current gross yield of 3.2% suggests that holding this property will not yield satisfactory returns in the long term.
Tenant turnover risk: With a tenant stability score of 75/100, there may be a higher likelihood of turnover, potentially leading to increased vacancy rates and maintenance costs.
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