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 duplex of 121 m², built in 1951, energy rating C. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The duplex preserves authentic architectural details such as ornate moldings, enhancing its historical charm, while being situated on a peaceful street close to vibrant cultural hotspots.
The valuation. The asking price of €850,000 exceeds the fair value of €675,650 by €174,350 (25.8%), indicating the property is overpriced. This disparity suggests caution for prospective investors.
Fair value modelled at €675,650 from 6 comparable sales in the area. Asking €850,000 sits €174,350 (25.8%) above — overpriced versus fair value.
Asking €850,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €642,954 (€5,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €642,954, adjusted for condition and micro-location, gives a modelled fair value of €675,650 (€5,584/m²), a €174,350 (25.8%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 3df5c1 | Subject | €850,000 | €7,025 | — | 73 | 84 |
| rua Diário de Noticias, 52 | Active | €485,000 | €5,105 | 27.3% | 70 | 82 |
| calçada do Combro | Active | €475,000 | €6,884 | 2.0% | 75 | 82 |
| avenida da Liberdade | Active | €985,000 | €7,296 | 3.9% | 78 | 87 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 32.8% | 72 | 83 |
| Median comp | €480,000 | €5,995 | 14.7% | 74 | 83 |
Long-term rental The property is overpriced, listing at €850,000 with a fair value of €675,650, resulting in a 25.8% gap. With a gross yield of 3.1%, it's unlikely to provide sufficient returns for a long-term rental investment. Short-term vacation rental At €850,000, this duplex falls short of an attractive investment, given the fair value of €675,650, indicating a 25.8% overpricing. The potential yield of 3.1% does not align with the high entry cost, making it a less favorable choice for short-term rental opportunities. Buy-and-hold With a listing price of €850,000 significantly above the fair value of €675,650, this property presents a 25.8% overpricing issue. The modest gross yield of 3.1% does not justify a buy-and-hold strategy for long-term appreciation. Not ideal for Agricultural development, Student housing, Heavy industrial.
Tenant turnover risk High tenant turnover could adversely affect cash flow, given the tenant stability score of 70/100, which indicates a potential for instability in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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