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 74 m² on the 2nd floor, energy rating D. Located on rua Fernandes Tomás, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment boasts a prime location with limited traffic, providing a peaceful environment, while its modern kitchen enhances the living experience with high-quality finishes.
The valuation. The asking price of €500,000 is significantly above the fair value of €383,164, by €116,836 (30.5%). This suggests that the property is overpriced in the current market conditions.
Fair value modelled at €383,164 from 6 comparable sales in the area. Asking €500,000 sits €116,836 (30.5%) above — overpriced versus fair value.
Asking €500,000 versus the rua Fernandes Tomás area baseline of €351,583 (€4,751/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 €351,583, adjusted for condition and micro-location, gives a modelled fair value of €383,164 (€5,178/m²), a €116,836 (30.5%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernandes Tomás | Subject | €500,000 | €6,757 | — | 80 | 81 |
| Campolide · 6c789a | Active | €360,000 | €5,455 | 19.3% | 70 | 82 |
| rua Típica de Lisboa | Active | €315,000 | €5,526 | 18.2% | 70 | 77 |
| rua Maria Machado, 6 | Active | €345,000 | €3,594 | 46.8% | 78 | 75 |
| travessa do Cabral, 46 | Active | €397,000 | €4,901 | 27.5% | 76 | 81 |
| Median comp | €352,500 | €5,178 | 23.4% | 73 | 79 |
Luxury market While this 2-bed apartment in Misericórdia is located in a prime area of Lisbon with an attractive condition score of 81, it is still overpriced with a significant gap of 30.5% compared to its fair value of €383,164. Buyers in the luxury market should consider that the current yield of just 3.4% does not justify the inflated list price. Buy-and-hold Investing in this property as a buy-and-hold strategy may not be advisable given its current overvaluation, with a 30.5% gap from the fair market price. The modest yield of 3.4% and the apartment's condition and neighbourhood scores highlight concerns about long-term profitability at the asking price. Long-term rental This apartment's gross yield of 3.4% indicates potential for long-term rental income; however, the substantial overpricing at €500,000 raises red flags for serious investors. With a gap of 30.5% from its fair value, securing tenants willing to pay a premium may prove to be challenging in this market context.
Tenant turnover risk With a tenant stability score of 80/100, there is a potential risk of increased turnover, which could lead to higher vacancy rates and associated costs for the property.
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