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.
2-bedroom, 2-bathroom apartment of 106 m², energy rating E. Located Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features a private 20 m² terrace accessible from the kitchen, ideal for outdoor entertaining, and is situated in a vibrant pedestrian zone rich in local culture.
The valuation. The asking price of €545,000 is €75,811 (13.9%) above the fair value of €469,189, indicating that the property is overpriced in the current market environment.
Fair value modelled at €469,189 from the area baseline, adjusted for condition and location. Asking €545,000 sits €75,811 (13.9%) above — overpriced versus fair value.
Asking €545,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €633,562 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 76 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Misericórdia, Lisbon, Lisbon
Area baseline €633,562 + condition +€0 + location +€51,761 = modelled fair value of €469,189 (€4,426/m²), a €75,811 (13.9%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 483bd9 | Subject | €545,000 | €5,142 | — | 74 | 81 |
| rua das Enfermeiras da Grande Guerra, 5 | Active | €450,000 | €5,844 | 13.7% | 73 | 80 |
| rua Dom Pedro V, 48 | Active | €440,000 | €7,333 | 42.6% | 70 | 84 |
| calçada dos Sete Moinhos | Active | €289,000 | €5,255 | 2.2% | 80 | 82 |
| rua Luciano Cordeiro | Active | €550,000 | €6,875 | 33.7% | 70 | 90 |
| Median comp | €445,000 | €6,360 | 23.7% | 72 | 83 |
Long-term rental The property is overpriced at €545,000, which presents a significant gap of 13.9% compared to its fair value of €469,189. With a gross yield of only 4.2%, the investment's return potential is limited, making it less attractive for long-term rental. Short-term vacation rental Although the apartment is located in a central area of Lisbon, its current listing price of €545,000 exceeds the fair value by 13.9%. The modest yield of 4.2% further indicates that this property is not a favorable choice for a short-term vacation rental investment. Buy-and-hold Given the fair value of €469,189, investing in this property at €545,000 is concerning, as it is overpriced by 13.9%. The projected gross yield of 4.2% does not justify the premium, suggesting that holding this asset may not yield substantial long-term appreciation. Not ideal for Student housing The apartment's condition rating of 75/100 alongside its financial performance indicates that it is overpriced for student housing. With higher rental demands typically requiring lower pricing, the current valuation undermines its suitability for this market.
Tenant turnover risk High tenant turnover could lead to increased vacancy rates, particularly since the tenant stability score is only 70/100, suggesting a potential challenge in maintaining consistent rental income.
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