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 93 m² on the 2nd floor, energy rating C. Located on rua da Rosa, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes energy-efficient modern appliances, enhancing both convenience and sustainability, while solid wood floors add to the aesthetic charm and quality of the living space.
The valuation. The asking price of €489,000 is significantly above fair value at €435,850, indicating a premium of €53,150 (12.2%). This property is therefore overpriced according to market standards.
Fair value modelled at €435,850 from 6 comparable sales in the area. Asking €489,000 sits €53,150 (12.2%) above — overpriced versus fair value.
Asking €489,000 versus the rua da Rosa area baseline of €440,861 (€4,740/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €440,861, adjusted for condition and micro-location, gives a modelled fair value of €435,850 (€4,687/m²), a €53,150 (12.2%) gap versus the €489,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Rosa | Subject | €489,000 | €5,258 | — | 72 | 81 |
| rua Leandro Braga | Active | €365,000 | €5,368 | 2.1% | 68 | 81 |
| rua Heróis de Quionga, 40 | Active | €330,000 | €4,125 | 21.5% | 72 | 83 |
| Campolide · 1f35a1 | Active | €365,000 | €5,368 | 2.1% | 65 | 81 |
| rua Filipe da Mata, 113 | Active | €698,000 | €5,248 | 0.2% | 74 | 81 |
| Median comp | €365,000 | €5,308 | 0.9% | 70 | 81 |
Short-term vacation rental The potential for short-term vacation rentals in this property is hindered by its overpriced status at €489,000, compared to a fair value of €435,850, resulting in a 12.2% gap. Additionally, while the neighborhood's nightlife may attract tourists, the elevated price diminishes the expected return on investment. Buy-and-hold Investing in a buy-and-hold strategy for this property is challenging due to its current overvaluation at €489,000, well above the fair value of €435,850. The gross yield of 4.5% is below the market standard for long-term appreciation, suggesting that potential gains may not justify the price premium. Long-term rental The long-term rental strategy is less favorable for this property, listed at €489,000, which is overpriced compared to the fair value of €435,850, resulting in a 12.2% disparity. Although the neighborhood scores well at 81/100, the elevated purchase price limits the viability of sustainable rental income growth.
Tenant turnover risk: With a tenant stability score of 75/100, there is a heightened risk of tenant turnover impacting consistent cash flow and occupancy rates over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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