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, 2-bathroom apartment of 130 m² on the 4th floor, energy rating D. Located on rua de São Bento, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts an original dovecote and exclusive access to an attic that can serve as an additional room or office, increasing its functional versatility in the heart of Lisbon.
The valuation. The asking price of €748,000 sits €88,114 (13.4%) above the fair value of €659,886, indicating the property is overpriced. This discrepancy suggests that potential buyers should exercise caution when considering this investment.
Fair value modelled at €659,886 from 6 comparable sales in the area. Asking €748,000 sits €88,114 (13.4%) above — overpriced versus fair value.
Asking €748,000 versus the rua de São Bento area baseline of €529,326 (€4,072/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 €529,326, adjusted for condition and micro-location, gives a modelled fair value of €659,886 (€5,076/m²), a €88,114 (13.4%) gap versus the €748,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento | Subject | €748,000 | €5,754 | — | 78 | 84 |
| rua Garcia de Orta, 56 | Active | €590,000 | €4,683 | 18.6% | 78 | 82 |
| São Domingos de Benfica · 225a3b | Active | €559,000 | €5,375 | 6.6% | 75 | 83 |
| Campolide · 6eba48 | Active | €575,000 | €4,423 | 23.1% | 74 | 78 |
| Penha de França · 6c79a8 | Active | €498,000 | €4,788 | 16.8% | 80 | 86 |
| Median comp | €567,000 | €4,736 | 17.7% | 77 | 83 |
Long-term rental The property is currently listed at €748,000, which is 13.4% above the fair value of €659,886, making it overpriced in the long-term rental market. While the neighborhood has a strong tenant quality rating of 84/100, the high entry price undermines potential yield and overall investment viability. Short-term vacation rental Despite the appealing features and high urban demand for short-term rentals in Lisbon, the apartment's listing price of €748,000 exceeds the fair value by 13.4%, designating it as overpriced. With a gross yield of only 4%, the property may not adequately compensate for the elevated purchase price within the vacation rental sector. Buy-and-hold At a listing price of €748,000, the property is 13.4% above fair value, indicating it is overpriced for a buy-and-hold investment strategy. Although it benefits from a strong condition rating of 81/100, the premium cost could hinder long-term capital appreciation relative to its fair market potential.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential risk of higher turnover, which could lead to increased vacancy rates and associated costs.
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