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 39 m² on the 3rd floor, built in 1926, energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features a bespoke large wardrobe that smartly divides the bedroom and bathroom, enhancing both storage and privacy in the living space.
The valuation. The asking price of €270,000 is significantly above the fair value of €221,253, indicating an overpriced status by €48,747, or 22.0%. This discrepancy suggests potential challenges in achieving a profitable return on investment.
Fair value modelled at €221,253 from 6 comparable sales in the area. Asking €270,000 sits €48,747 (22.0%) above — overpriced versus fair value.
Asking €270,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €214,650 (€5,504/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €214,650, adjusted for condition and micro-location, gives a modelled fair value of €221,253 (€5,673/m²), a €48,747 (22.0%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 622a86 | Subject | €270,000 | €6,923 | — | 72 | 91 |
| rua Freitas Gazul | Active | €265,000 | €7,571 | 9.4% | 72 | 78 |
| travessa da Espera | Active | €225,000 | €4,688 | 32.3% | 74 | 85 |
| Misericórdia · ade554 | Active | €340,000 | €7,083 | 2.3% | 75 | 83 |
| calçada dos Mestres | Active | €324,700 | €6,013 | 13.1% | 80 | 81 |
| Median comp | €294,850 | €6,548 | 5.4% | 75 | 82 |
Luxury market The property is positioned in the luxury segment but is priced 22.0% above its fair value of €221,253, rendering it overpriced. Despite its high 91/100 neighbourhood rating indicating desirability, the elevated price detracts from its attractiveness for affluent buyers. Long-term rental With a gross yield of 4.6%, the property offers a reasonable return; however, its list price exceeds fair market value, indicating it is overpriced. Given the strong housing demand in Lisbon, the potential for long-term rental remains tempered by the inflated purchase price. Buy-and-hold Investing in this property as a buy-and-hold strategy presents challenges due to its 22.0% premium over fair value, categorizing it as overpriced. Future appreciation may be limited, as the initial investment is significantly higher than the assessed fair market price. Not ideal for: Student housing, Short-term vacation rental
Market Overreliance: The high economic stability score of 90/100 may create complacency, risking the assumption that property values will always remain high despite potential market fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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