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 house of 71 m², energy rating D. Located on rua do Século, Misericórdia parish, Lisbon municipality, Lisbon district. This property features ornate ceilings and a decorative fireplace adorned with 17th-century tiles, adding unique historical charm to its modern renovations.
The valuation. The asking price of €610,000 sits 48.8% above the fair value of €312,595, indicating that the property is overpriced. This significant discrepancy suggests potential buyers should approach with caution.
Fair value modelled at €312,595 from the area baseline, adjusted for condition and location. Asking €610,000 sits €297,405 (48.8%) above — overpriced versus fair value.
Asking €610,000 versus the rua do Século area baseline of €424,367 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 75 · Materials 78 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua do Século
Area baseline €424,367 + condition -€555 + location +€33,552 = modelled fair value of €312,595 (€4,403/m²), a €297,405 (48.8%) gap versus the €610,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Século | Subject | €610,000 | €8,592 | — | 75 | 80 |
| Campo de Ourique · 96c345 | Active | €415,000 | €7,281 | 15.3% | 74 | 81 |
| Avenidas Novas · f36594 | Active | €6,000,000 | €4,819 | 43.9% | 72 | 85 |
| São Vicente · 28bb49 | Active | €169,500 | €3,260 | 62.1% | 78 | 84 |
| calçada dos Barbadinhos, 160 | Active | €310,000 | €5,741 | 33.2% | 70 | 83 |
| Median comp | €362,500 | €5,280 | 38.5% | 73 | 84 |
Long-term rental Given the fair value of €312,595, the property priced at €610,000 is significantly overpriced with a gap of 48.8%. The gross yield of 2.9% does not justify this investment in a strong local economy, indicating lower potential returns for long-term rental viability. Short-term vacation rental The current market conditions suggest an excessive listing price, leading to a significant overvaluation of 48.8% compared to its fair value. With its proximity to central attractions, while it may initially seem suitable for short-term rental, the 2.9% yield is not compelling in light of the steep price. Luxury market The 1-bed house in Misericórdia, priced at €610,000, appears overpriced at a valuation of 48.8% above fair value, which raises concerns about its investment potential. The property may fit into the luxury market due to its location and condition, yet the high entry price presents a risk that could dampen future appreciation. Not ideal for student housing Given the significant overpricing of this property at 48.8% above fair value, it is not positioned well for the student rental market. The condition and quality of the neighbourhood would typically be advantageous, but the financial metrics do not support a viable student housing investment.
Tenant turnover risk A tenant stability score of 80/100 indicates a moderate risk of tenant turnover, which could affect rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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