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, 1-bathroom apartment of 62 m² on the 1st floor, energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The apartment's first-floor location offers easy access and a charming view of the vibrant neighborhood, enhancing daily living experiences in historic Lisbon.
The valuation. The asking price of €370,000 is slightly above the fair value of €340,407, indicating a premium of €29,593 (8.7%). This suggests the property is fairly valued but does not present a significant bargain for investors. Buy-to-flip angle. With potential for updates in kitchen appliances and fixtures, a strategic renovation could enhance its appeal and resale value. Targeting the resale market, investors can expect a quick turnaround in Lisbon’s competitive real estate scene. Buy-to-let angle. The estimated gross yield of 4.3% suggests strong rental potential at approximately €1,326 per month. The neighborhood's desirability and central location make this property an attractive option for long-term or short-term rental strategies.
Fair value modelled at €289,142 from 6 comparable sales in the area. Asking €370,000 sits €80,858 (28.0%) above — overpriced versus fair value.
Asking €370,000 versus the rua dos Poiais de São Bento S / N area baseline of €278,297 (€4,417/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €278,297, adjusted for condition and micro-location, gives a modelled fair value of €289,142 (€4,590/m²), a €80,858 (28.0%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Poiais de São Bento S / N | Subject | €370,000 | €5,873 | — | 70 | 81 |
| Estrela · 133b50 | Active | €550,000 | €5,000 | 14.9% | 70 | 79 |
| rua Leandro Braga, 5 | Active | €310,000 | €5,167 | 12.0% | 78 | — |
| rua Comandante António Feio | Active | €218,000 | €3,028 | 48.4% | 75 | 83 |
| rua Morais Soares | Active | €560,000 | €4,179 | 28.8% | 75 | 85 |
| Median comp | €430,000 | €4,590 | 21.9% | 75 | 83 |
Long-term rental The property in Misericórdia presents a fair investment opportunity with a gross yield of 4.3%, aligning with the ongoing demand for rental properties in central Lisbon. However, its fair value is slightly below the asking price, implying careful consideration of rental income potential relative to existing market conditions. Short-term vacation rental While the property is fairly priced at €370,000, the short-term rental market in Lisbon remains robust, potentially allowing for profitable returns on investment. With the neighbourhood rating at 81/100, there is a high likelihood of attracting tourists seeking accommodations in prime areas, but the current value still requires a discerning assessment of occupancy rates. Buy-and-hold The 2-bed apartment in a desirable district of Lisbon could serve as a solid buy-and-hold investment, although it is presently priced fairly at €370,000. Investors should anticipate slower appreciation, given the 8.7% gap to fair value, necessitating a long-term outlook on property value growth and rental income generation while monitoring the local market dynamics.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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