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, 5-bathroom apartment of 283 m², built in 2004, energy rating B. Located on rua do Alecrim, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's exclusive access to a private garden framed by historic Fernandina Wall offers a unique blend of urban convenience and serene outdoor living. Additional Context: Enjoy spectacular views of the Tagus River from the spacious terrace, enhancing the living experience in Lisbon's vibrant Chiado district.
The valuation. The asking price of €2,295,000 sits significantly above its fair value of €1,303,642, resulting in an overpricing of €991,358 (43.2%). This disparity suggests that the property is overpriced in the current market.
Fair value modelled at €1,303,642 from the area baseline, adjusted for condition and location. Asking €2,295,000 sits €991,358 (43.2%) above — overpriced versus fair value.
Asking €2,295,000 versus the rua do Alecrim area baseline of €1,691,491 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua do Alecrim
Area baseline €1,691,491 + condition +€33,164 + location +€156,024 = modelled fair value of €1,303,642 (€4,607/m²), a €991,358 (43.2%) gap versus the €2,295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Alecrim | Subject | €2,295,000 | €8,110 | — | 78 | 85 |
| largo do Contador Mor, 4 | Active | €3,870,000 | €8,413 | 3.7% | 79 | 81 |
| rua Correia Teles | Active | €2,700,000 | €10,588 | 30.6% | 80 | 80 |
| avenida da Liberdade, 8 | Active | €3,200,000 | €11,552 | 42.5% | 85 | 85 |
| rua Presidente Arriaga | Active | €2,500,000 | €11,013 | 35.8% | 75 | 79 |
| Median comp | €2,950,000 | €10,801 | 33.2% | 80 | 81 |
Long-term rental This 4-bed apartment in Misericórdia, Lisbon is listed at €2,295,000, which is 43.2% above its fair value of €1,303,642, making it overpriced. With a gross yield of only 2.3%, this strategy may not yield the expected returns given the current market dynamics. Short-term vacation rental The current listing price of €2,295,000 for the apartment is significantly above the fair value of €1,303,642, indicating that it is overpriced by 43.2%. The yield of 2.3% suggests limited profitability in the short-term rental market, given the competitive landscape and pricing pressures. Buy-and-hold Priced at €2,295,000, the apartment is 43.2% above the fair valuation of €1,303,642, categorizing it as overpriced. Potential long-term appreciation may be hindered by the current yield of only 2.3%, which does not justify the high acquisition cost. Not ideal for student housing Given its high listing price of €2,295,000 and fair value gap of 43.2%, this apartment is clearly overpriced for student housing purposes. The yield of 2.3% further suggests that investing in this property would not be financially prudent for catering to the student demographic.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher turnover rates, which can lead to increased vacancy and additional costs in re-letting the property.
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