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.
1-bedroom, 1-bathroom apartment of 58 m², built in 2016, energy rating C. Located on beco do Carrasco, 10, Misericórdia parish, Lisbon municipality, Lisbon district. This property offers a Local Accommodation license, presenting an attractive investment opportunity in the sought-after area of Misericórdia, close to vibrant local amenities.
The valuation. The asking price of €439,000 is significantly higher than the fair value of €264,187, resulting in an overvaluation of €174,813 (39.8%). This pricing does not represent a compelling investment opportunity. Buy-to-flip angle. The buy-to-flip strategy aims to enhance the apartment's appeal through minimal renovations, targeting a resale at a profit within Lisbon's competitive market. The potential for rapid appreciation could yield substantial returns. Buy-to-let angle. With a gross yield of 3.4%, generating approximately €1,244 monthly, this property is suited for long-term rental, capitalizing on Lisbon's robust rental demand in a central, well-connected neighborhood.
Fair value modelled at €264,187 from the area baseline, adjusted for condition and location. Asking €439,000 sits €174,813 (39.8%) above — overpriced versus fair value.
Asking €439,000 versus the beco do Carrasco, 10 area baseline of €346,666 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 82 · Materials 78 · Room dimensions 76). 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 70). Strong amenities and housing-market momentum support a premium to baseline.
beco do Carrasco, 10
Area baseline €346,666 + condition +€3,806 + location +€31,977 = modelled fair value of €264,187 (€4,555/m²), a €174,813 (39.8%) gap versus the €439,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco do Carrasco, 10 | Subject | €439,000 | €7,569 | — | 82 | 85 |
| rua de Martim Vaz | Active | €175,000 | €8,750 | 15.6% | 75 | 85 |
| rua de São Paulo | Active | €550,000 | €6,395 | 15.5% | 77 | 84 |
| travessa da Queimada, 19 | Active | €213,000 | €7,100 | 6.2% | 80 | 80 |
| rua da Bela Vista À Graça, 140 | Active | €225,000 | €5,625 | 25.7% | 75 | 83 |
| Median comp | €219,000 | €6,748 | 10.9% | 76 | 84 |
Long-term rental With the property listed at €439,000, which is 39.8% above its fair value of €264,187, the returns do not justify the investment given the gross yield of only 3.4%. This paints a picture of an overpriced asset relative to the potential income in a well-located but uneconomically priced property. Short-term vacation rental Despite being in a popular area of Misericórdia, the €439,000 listing price creates an excessive gap from its fair value, making it challenging to realize profitable short-term rental operations. The current rental yield of 3.4% does not compensate for the high entry price, indicating an overpriced opportunity in the market. Buy-and-hold Investing in this 1-bed apartment at the current price of €439,000 does not align with the long-term capital appreciation expectations, as it is significantly overpriced compared to its fair value. The 39.8% gap indicates that potential investors might face difficulties in achieving desirable returns in a buy-and-hold scenario, as the asset does not represent a sound investment at its listed price.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could result in increased vacancy periods and associated 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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