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 penthouse of 127 m² on the 9th floor, energy rating B. Located Misericórdia parish, Lisbon municipality, Lisbon district. This penthouse features expansive terraces totaling 24 m², providing exceptional outdoor spaces for entertaining while enjoying panoramic views of the Tagus River and the iconic Lisbon skyline.
The valuation. The asking price of €1,750,000 is significantly above the fair value of €958,450, indicating that the property is overpriced by €791,550 (82.6%). This disparity suggests an unfavorable investment scenario. Buy-to-flip angle. A buy-to-flip strategy could involve making minor enhancements to appeal to buyers and re-listing the property, although the current high asking price limits potential profits significantly. Buy-to-let angle. Given the estimated rental income of €2,479/month, the gross yield sits at a mere 1.7%, reflecting a low return for long-term rental investors in this highly competitive market.
Fair value modelled at €958,450 from 6 comparable sales in the area. Asking €1,750,000 sits €791,550 (82.6%) above — overpriced versus fair value.
Asking €1,750,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €866,817 (€6,825/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €866,817, adjusted for condition and micro-location, gives a modelled fair value of €958,450 (€7,547/m²), a €791,550 (82.6%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 622ae2 | Subject | €1,750,000 | €13,780 | — | 88 | 78 |
| Santa Maria Maior · 4bc154 | Active | €850,000 | €5,743 | 58.3% | 85 | 82 |
| Arroios · 438f49 | Active | €1,250,000 | €9,470 | 31.3% | 86 | 90 |
| avenida da Liberdade | Active | €920,000 | €6,715 | 51.3% | 90 | 78 |
| rua das Canastras, 10 | Active | €580,000 | €6,304 | 54.2% | 88 | 82 |
| Median comp | €885,000 | €6,510 | 52.8% | 87 | 82 |
Long-term rental The 2-bed penthouse in Misericórdia offers a gross yield of only 1.7%, which is significantly low compared to the fair market value. Given its fair value of €958,450, the listing price of €1,750,000 indicates that the property is overpriced, limiting its potential profitability in the long-term rental market. Short-term vacation rental While the property is in a prime location with high demand for short-term rentals, its high listing price of €1,750,000 compared to a fair value of €958,450 makes it an unattractive investment. The 1.7% gross yield further confirms that this penthouse is overpriced for short-term rental purposes, impacting the return on investment. Buy-and-hold The buy-and-hold strategy for this penthouse is undermined by its significant price gap of 82.6% from the fair value, suggesting a low likelihood of capital appreciation. At a gross yield of only 1.7%, the property is overpriced for long-term holding, making it a questionable investment over time.
Economic downturn risk A high economic stability score of 90/100 implies resilience; however, any unforeseen downturn could still affect overall market conditions, making tenant stability vulnerable despite a relatively strong score of 80/100.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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