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 68 m² on the 2nd floor, energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. This property features elegant, restored 19th-century building details and an upcoming facade renovation, enhancing its charm and investment value in a prime Lisbon location.
The valuation. The asking price of €390,000 is 11.9% above the fair value of €348,645, indicating that the property is overpriced by €41,355. This suggests limited potential for immediate capital appreciation.
Fair value modelled at €348,645 from 6 comparable sales in the area. Asking €390,000 sits €41,355 (11.9%) above — overpriced versus fair value.
Asking €390,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €324,706 (€4,775/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing 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 €324,706, adjusted for condition and micro-location, gives a modelled fair value of €348,645 (€5,127/m²), a €41,355 (11.9%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 6a947d | Subject | €390,000 | €5,735 | — | 58 | 81 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 90daaa | Active | €215,000 | €2,905 | 49.3% | — | 79 |
| travessa do Moinho de Vento | Active | €350,000 | €4,667 | 18.6% | — | 84 |
| rua Morais Soares, 42 | Active | €321,500 | €4,728 | 17.6% | 55 | 78 |
| Penha de França · be91ca | Active | €280,000 | €6,222 | 8.5% | 60 | 88 |
| Median comp | €300,750 | €4,698 | 18.1% | 58 | 82 |
Long-term rental This property, priced at €390,000, is considered overpriced by 11.9% compared to its fair value of €348,645, which limits the potential for significant returns in a long-term rental strategy. With a gross yield of 4.4% and a condition rating of 61/100, the property may struggle to attract tenants looking for value. Short-term vacation rental At €390,000, this apartment is overpriced relative to its fair value, constraining its appeal for a short-term vacation rental market that thrives on competitive pricing. Despite the neighbourhood's positive ratings, the investment's yield at 4.4% is unlikely to attract savvy investors seeking profitable short-term opportunities. Buy-and-hold Investing in this property at the current listing price means entering a buy-and-hold strategy that is jeopardized by an 11.9% gap to its fair value of €348,645. The overall economic and housing market conditions in Lisbon are robust, but this apartment's high price could hinder long-term appreciation and financial performance.
Tenant turnover risk The tenant stability score of 70/100 indicates potential for higher turnover, which could lead to increased vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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