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.
3-bedroom, 3-bathroom duplex of 158 m², built in 1985, energy rating F. Located on travessa do Poço dos Negros, 60, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex includes a versatile 19 sqm upper room, perfect for a home office or guest accommodation, plus a 9 sqm private terrace with vibrant city views.
The valuation. The asking price of €1,100,000 is slightly below the fair value of €1,166,526, resulting in a modest discrepancy of €66,526 (5.7%). Verdict: fair. Buy-to-flip angle. The property can be strategically upgraded to enhance its appeal, capitalizing on the neighborhood’s desirable features to target cash buyers or investors looking for a lucrative resale opportunity. Buy-to-let angle. With an estimated rental income of €2,933 monthly, the gross yield stands at 3.2%, making it a viable option for long-term tenants attracted to the central Lisbon location and high-quality finishes.
Fair value modelled at €1,166,526 from 6 comparable sales in the area. Asking €1,100,000 sits €66,526 (5.7%) below — the upside to fair value.
Asking €1,100,000 versus the travessa do Poço dos Negros, 60 area baseline of €1,011,181 (€6,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €1,011,181, adjusted for condition and micro-location, gives a modelled fair value of €1,166,526 (€7,383/m²), a €66,526 (5.7%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa do Poço dos Negros, 60 | Subject | €1,100,000 | €6,962 | — | 77 | 85 |
| rua Angelina Vidal, 1 | Active | €499,900 | €6,755 | 3.0% | 85 | 90 |
| avenida Angelina Vidal | Active | €479,900 | €7,383 | 6.0% | 78 | 81 |
| rua Angelina Vidal | Active | €479,900 | €7,383 | 6.0% | 84 | 91 |
| rua do Almada, 2 | Active | €645,000 | €7,963 | 14.4% | 80 | 79 |
| Median comp | €489,900 | €7,383 | 6.0% | 82 | 86 |
Long-term rental The property achieves a gross yield of 3.2%, aligning with tenant expectations in the desirable Misericórdia neighborhood. Given the fair valuation and solid condition score of 81/100, it can serve as a stable long-term rental option. Short-term vacation rental The location’s desirable amenities and high neighborhood rating of 85/100 support the potential for short-term vacation rental success, appealing to tourists seeking prime city experiences. However, the current pricing relative to fair value suggests cautious investment without expectations of immediate equity growth. Buy-and-hold With a fair valuation indicating only a 5.7% gap from fair value, this property represents a stable buy-and-hold opportunity, particularly due to the central location in Lisbon. The ongoing demand driven by the area's economic diversity makes it a reasonable long-term addition to a real estate portfolio. Not ideal for value-add renovation The disparity between asking price and fair value diminishes the attractiveness of pursuing value-add renovations, as potential returns may not justify the investment. Additionally, the property's current solid condition limits opportunities for significant improvements. Not ideal for student housing Given its upscale market positioning and the fair valuation, this property may not be the best fit for student housing initiatives, which typically seek budget accommodation options. The diverse amenities of the neighborhood attract a different tenant demographic, making short-term rentals a more suitable strategy.
Tenant turnover risk The tenant stability score of 70/100 suggests a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs.
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