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.
0-bedroom, 11-bathroom mix_use_building of 360 m², built in 1950, energy rating A. Located on rua da Atalaia, 39-43, Misericórdia parish, Lisbon municipality, Lisbon district. This fully rehabilitated building includes 7 transferable AL licenses and has a strong revenue performance, achieving a gross yield of 7.65% with an annual revenue of €240,000.
The valuation. The asking price of €2,690,000 exceeds the fair value by €1,051,528 (39.1%), indicating that the property is overpriced at €7,472/m² compared to its fair market assessment of €1,638,472.
Fair value modelled at €1,638,472 from the area baseline, adjusted for condition and location. Asking €2,690,000 sits €1,051,528 (39.1%) above — overpriced versus fair value.
Asking €2,690,000 versus the rua da Atalaia, 39-43 area baseline of €2,151,720 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Atalaia, 39-43
Area baseline €2,151,720 + condition +€45,000 + location +€175,792 = modelled fair value of €1,638,472 (€4,551/m²), a €1,051,528 (39.1%) gap versus the €2,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Atalaia, 39-43 | Subject | €2,690,000 | €7,472 | — | 82 | 81 |
| rua Anchieta, 15 | Active | €1,450,000 | €6,250 | 16.4% | 72 | 79 |
| São Vicente · c1f1df | Active | €810,000 | €6,429 | 14.0% | 74 | 79 |
| largo de Santos, 24 | Active | €4,950,000 | €10,832 | 45.0% | 82 | 81 |
| rua de São Mamede | Active | €5,500,000 | €15,850 | 112.1% | 87 | 85 |
| Median comp | €3,200,000 | €8,631 | 15.5% | 78 | 80 |
Long-term rental Given the significant gap between the listing price of €2,690,000 and the fair value of €1,638,472, this property is overpriced for a long-term rental strategy, as the yield is currently 0%. While the high urban demand in Misericórdia supports tenant quality, the initial investment does not justify the returns. Short-term vacation rental Although the tourist influence in central Lisbon could favor a short-term vacation rental approach, the property's price of €2,690,000 exceeds its fair value by 39.1%, making it an overpriced investment. Expecting profitable returns in a saturated market with negligible yields at this price point is overly optimistic, given the current valuation. Buy-and-hold Investing in a buy-and-hold strategy for this property is unwise due to its overpriced status, as the listing of €2,690,000 significantly surpasses the fair value of €1,638,472. While the location in a desirable neighborhood enhances potential property appreciation, the current valuation does not align with sustainable investment principles.
Tenant Default Risk The tenant stability score of 70/100 indicates a potential risk of rental income disruptions, as there may be a 30% likelihood of tenant turnover or default affecting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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