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, 1-bathroom duplex of 98 m², built in 1948, energy rating E. Located on rua da Rosa, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The duplex boasts Velux windows in the upper office/living room, providing ample natural light and offering a unique architectural charm in the heart of Lisbon.
The valuation. The asking price of €470,000 is above the fair value of €433,001 by €36,999 (7.9%), indicating the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy may not yield optimal returns due to the high entry price; potential buyers should assess renovation costs versus market demand. Buy-to-let angle. With a gross yield of 4.7% and estimated rental income of €1,841 per month, the property can provide steady long-term rental income, appealing to investors targeting the luxury market.
Fair value modelled at €433,001 from the area baseline, adjusted for condition and location. Asking €470,000 sits €36,999 (7.9%) above — overpriced versus fair value.
Asking €470,000 versus the rua da Rosa area baseline of €585,746 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua da Rosa
Area baseline €585,746 + condition +€766 + location +€46,311 = modelled fair value of €433,001 (€4,418/m²), a €36,999 (7.9%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Rosa | Subject | €470,000 | €4,796 | — | 72 | 80 |
| rua das Enfermeiras da Grande Guerra, 5 | Active | €450,000 | €5,844 | 21.9% | 73 | 80 |
| avenida João Crisóstomo | Active | €818,000 | €6,292 | 31.2% | 74 | 91 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 49b924 | Active | €349,900 | €3,722 | 22.4% | 75 | 70 |
| rua Típica de Lisboa | Active | €315,000 | €5,526 | 15.2% | 70 | 77 |
| Median comp | €399,950 | €5,685 | 18.5% | 74 | 79 |
Long-term rental While the gross yield of 4.7% may seem appealing, the property's listing price of €470,000 indicates it is overpriced compared to the fair value of €433,001, representing a 7.9% gap. Given the condition rating of 76/100 and neighbourhood score of 80/100, potential long-term rental income may not justify the initial investment cost. Luxury market At a listing price of €470,000, this duplex falls into the luxury segment, but it is overpriced compared to the fair value of €433,001, reflecting a 7.9% discrepancy. The attractive neighbourhood score of 80/100 may not sufficiently support the elevated price point, limiting appeal to high-end buyers. Buy-and-hold Despite a potentially stable tenant market indicated by the neighbourhood's 80/100 rating, the property’s €470,000 asking price is overpriced against the fair value of €433,001, with a gap of 7.9%. Investors seeking a buy-and-hold strategy might find that the inadequate valuation limits future appreciation opportunities, making long-term profit uncertain.
Tenant turnover risk High tenant stability score of 80/100 suggests some risk of turnover, meaning potential periods of vacancy that could impact cash flow.
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