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.
6-bedroom, 2-bathroom duplex of 300 m², built in 1993, energy rating E. Located Misericórdia parish, Lisbon municipality, Lisbon district. Property Feature: The upper-level living room's terrace offers unobstructed south-facing river views, enhancing the overall appeal of this spacious and well-maintained duplex apartment in Lapa.
The valuation. The asking price of €1,650,000 exceeds the fair value of €1,391,556 by €258,444 (15.7%), indicating that this property is overpriced. This misalignment suggests that potential investors should proceed with caution.
Fair value modelled at €1,391,556 from the area baseline, adjusted for condition and location. Asking €1,650,000 sits €258,444 (15.7%) above — overpriced versus fair value.
Asking €1,650,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €1,793,100 (€5,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 91/100 (Housing Market 95 · Amenities 94 · Economic 92 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
Misericórdia, Lisbon, Lisbon
Area baseline €1,793,100 + condition +€16,406 + location +€193,750 = modelled fair value of €1,391,556 (€4,639/m²), a €258,444 (15.7%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 911653 | Subject | €1,650,000 | €5,500 | — | 75 | 91 |
| caminho da Alameda | Active | €865,000 | €6,268 | 14.0% | 76 | 86 |
| rua Borges Carneiro | Active | €1,290,000 | €7,167 | 30.3% | 78 | 81 |
| rua das Janelas Verdes | Active | €869,900 | €4,416 | 19.7% | 70 | 80 |
| Estrela · 0900c0 | Active | €869,900 | €4,416 | 19.7% | 70 | 85 |
| Median comp | €869,900 | €5,342 | 2.9% | 73 | 83 |
Long-term rental The current asking price of €1,650,000 exceeds the fair value of €1,391,556 by 15.7%, suggesting that this duplex is overpriced for long-term rental investment. With a gross yield of 3.5% and a solid neighborhood rating of 91/100, this property does not warrant the premium cost for a consistent rental strategy. Short-term vacation rental At a listing price of €1,650,000, which is significantly above the fair value of €1,391,556, this property appears overpriced for a short-term vacation rental strategy. Despite its attractive location and 91/100 neighborhood rating, the 3.5% yield does not justify the investment in the current market conditions. Buy-and-hold The €1,650,000 asking price indicates that the property is overpriced compared to the fair valuation of €1,391,556, reflecting a 15.7% gap. While the area is desirable with a neighborhood rating of 91/100, the expected 3.5% yield does not align with a prudent buy-and-hold investment approach in a cooling market.
Economic downturn risk High economic stability (92/100) suggests resilience, but any significant economic downturn could still impact tenant stability (85/100), potentially leading to higher vacancy rates or rent defaults.
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