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, 1-bathroom apartment of 81 m² on the 2nd floor, built in 1970, energy rating D. Located on rua dos Mouros, 30, Misericórdia parish, Lisbon municipality, Lisbon district. Unique Architectural Elements: The apartment features intricately crafted doors and period details that reflect the historic charm of Lisbon's architectural heritage, enhancing its character and appeal.
The valuation. The asking price of €580,000 sits €161,500 or 38.6% above the fair value of €418,500, indicating that the property is overpriced. This significant markup raises concerns about potential returns relative to investment risk.
Fair value modelled at €418,500 from 6 comparable sales in the area. Asking €580,000 sits €161,500 (38.6%) above — overpriced versus fair value.
Asking €580,000 versus the rua dos Mouros, 30 area baseline of €452,961 (€5,592/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €452,961, adjusted for condition and micro-location, gives a modelled fair value of €418,500 (€5,167/m²), a €161,500 (38.6%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Mouros, 30 | Subject | €580,000 | €7,160 | — | 60 | 81 |
| Estrela · 8ee971 | Active | €680,000 | €5,667 | 20.9% | — | 83 |
| Estrela · 6a91d9 | Active | €620,000 | €5,962 | 16.7% | 68 | 82 |
| Misericórdia · 6a947d | Active | €390,000 | €5,735 | 19.9% | 58 | 81 |
| rua Vicente Borga | Active | €310,000 | €4,429 | 38.2% | 58 | 85 |
| Median comp | €505,000 | €5,701 | 20.4% | 58 | 83 |
Long-term rental The property in Misericórdia, listed at €580,000, is overpriced by 38.6% compared to its fair value of €418,500, making it a less attractive investment for long-term rental strategies. With a gross yield of only 3.3%, the financial return may not justify the elevated purchase price. Buy-and-hold Investing in this 3-bed apartment for a buy-and-hold strategy appears unfavorable, as it is currently overpriced and lacks sufficient rental yield. The market dynamics in Lisbon may offer better opportunities at more competitive prices, making this property less ideal for long-term appreciation. Short-term vacation rental Given the high listing price of €580,000 and a fair value of €418,500, the apartment’s potential for short-term vacation rental returns is diminished by its significant markup. While the central location offers demand, the 3.3% yield and high acquisition cost may deter profitability in a competitive market. Not ideal for: Student housing The overpricing of this apartment also renders it unsuitable for student housing, as the financials do not support a viable rental strategy in this segment. The combination of high purchase price and limited yield does not align with the budget-conscious nature of student tenants.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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