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.
1-bedroom, 1-bathroom apartment of 30 m², built in 1975, energy rating D. Located on rua Eduardo Coelho, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment includes a fully equipped kitchen with high-end appliances, and its balcony offers stunning views of the tranquil streets of Misericórdia.
The valuation. The asking price of €205,000 exceeds the fair value of €193,643 by €11,357 (5.9%), positioning this property fairly within the market without indicating a significant bargain. Buy-to-flip angle. A buy-to-flip strategy could yield a profit by renovating the already appealing apartment and targeting resale in the current thriving market for an enhanced return on investment. Buy-to-let angle. This property offers strong rental potential with an estimated monthly income of €940, resulting in a gross yield of 5.5%, making it attractive for long-term investors.
Fair value modelled at €193,643 from 6 comparable sales in the area. Asking €205,000 sits €11,357 (5.9%) above — overpriced versus fair value.
Asking €205,000 versus the rua Eduardo Coelho area baseline of €164,568 (€5,486/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €164,568, adjusted for condition and micro-location, gives a modelled fair value of €193,643 (€6,455/m²), a €11,357 (5.9%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eduardo Coelho | Subject | €205,000 | €6,833 | — | 78 | 87 |
| rua da Regueira, 82 | Active | €259,000 | €6,816 | 0.3% | 78 | 91 |
| Campolide · 6d5576 | Active | €299,000 | €5,155 | 24.6% | 78 | 84 |
| Arroios · 00196f | Active | €325,000 | €5,508 | 19.4% | 75 | 85 |
| rua Possidónio da Silva, 9 | Active | €330,000 | €7,333 | 7.3% | 80 | 80 |
| Median comp | €312,000 | €6,162 | 9.8% | 78 | 85 |
Long-term rental This property, with a gross yield of 5.5%, aligns with the steady demand for rentals in a vibrant neighborhood like Misericórdia. The fair valuation suggests a prudent investment while still taking advantage of the appealing location near public transport and amenities. Short-term vacation rental Given the proximity to Bairro Alto and the neighborhood's high rating, this apartment could attract tourists looking for a centrally located place to stay. However, with a fair value of €193,643, potential returns should be carefully considered against market volatility in the vacation rental sector. Buy-and-hold Investing in this property as a buy-and-hold can offer stable returns given its decent gross yield and favorable neighborhood conditions. Nonetheless, its current listing price could limit immediate upside, making it essential to approach this investment with caution regarding future appreciation. Not ideal for: Value-add renovation The property is rated 80/100 in condition, indicating it may not require significant renovations, thus leaving little room for value enhancement through redevelopment. Consequently, pursuing value-add opportunities may not be feasible given the current pricing landscape.
Tenant turnover risk Increased tenant turnover could occur despite a tenant stability score of 80/100, which may lead to higher vacancy rates and associated costs in attracting new tenants.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
