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 48 m² on the 4th floor, energy rating C. Located on travessa do Arco a Jesus, 2, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment benefits from an open space concept and privileged views of Lisbon, located in a trendy neighborhood renowned for its vibrant gastronomic scene and cultural landmarks.
The valuation. The asking price of €425,000 is significantly above the fair value of €220,731, making the property overpriced by €204,269 (48.1%). This discrepancy highlights the lack of alignment between current market expectations and true valuation.
Fair value modelled at €220,731 from the area baseline, adjusted for condition and location. Asking €425,000 sits €204,269 (48.1%) above — overpriced versus fair value.
Asking €425,000 versus the travessa do Arco a Jesus, 2 area baseline of €286,896 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
travessa do Arco a Jesus, 2
Area baseline €286,896 + condition +€6,000 + location +€25,707 = modelled fair value of €220,731 (€4,599/m²), a €204,269 (48.1%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa do Arco a Jesus, 2 | Subject | €425,000 | €8,854 | — | 80 | 84 |
| rua Castilho | Active | €585,000 | €9,141 | 3.2% | 84 | 80 |
| travessa do Carmo, 11 | Active | €750,000 | €10,000 | 12.9% | 80 | 81 |
| rua do Olival, 83 | Active | €399,000 | €7,389 | 16.5% | 75 | 77 |
| rua Pedro Nunes | Active | €450,000 | €6,716 | 24.1% | 74 | 81 |
| Median comp | €517,500 | €8,265 | 6.7% | 78 | 81 |
Long-term rental With a gross yield of only 3.2%, this 1-bed apartment in Misericórdia is unlikely to provide satisfactory returns for a long-term rental strategy, especially given its significant 48.1% overpricing compared to fair value. The high condition score of 83 suggests the property is appealing, but the yield does not compensate for the current market price, marking it as a less favorable investment. Short-term vacation rental Although the location in central Lisbon attracts tourism, the 48.1% gap from fair value indicates that the property is overpriced, which could hinder profitability in short-term vacation rentals. The demand for accommodations may be high, but the yields do not justify the investment at the current asking price. Buy-and-hold The apartment’s strategic location and neighborhood ratings of 84/100 reflect potential for future value appreciation; however, the current price being 48.1% above fair value makes a buy-and-hold strategy less attractive. Investors should be cautious, as the overpriced status limits immediate equity buildup despite the property’s decent condition and local amenities.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of higher turnover rates, which could negatively impact cash flow.
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