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, 1-bathroom apartment of 90 m², energy rating D. Located on rua da Hera, 23, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment features a winter garden area, providing a unique outdoor space for relaxation and laundry, while the exterior walls are structurally reinforced for enhanced thermal insulation.
The valuation. The asking price of €565,000 sits €128,442 (29.4%) above the fair value of €436,558, indicating that the property is overpriced. This premium detracts from the overall investment appeal.
Fair value modelled at €436,558 from 6 comparable sales in the area. Asking €565,000 sits €128,442 (29.4%) above — overpriced versus fair value.
Asking €565,000 versus the rua da Hera, 23 area baseline of €406,910 (€4,521/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €406,910, adjusted for condition and micro-location, gives a modelled fair value of €436,558 (€4,851/m²), a €128,442 (29.4%) gap versus the €565,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Hera, 23 | Subject | €565,000 | €6,278 | — | 80 | 83 |
| rua do Meio À Lapa, 1 | Active | €435,000 | €7,016 | 11.8% | 82 | 81 |
| rua do Olival | Active | €590,000 | €5,566 | 11.3% | 78 | 75 |
| rua Sebastião Saraiva Lima, 26 | Active | €395,000 | €5,130 | 18.3% | 75 | 80 |
| rua Sabino de Sousa na Penha de França | Active | €320,000 | €4,571 | 27.2% | 78 | 80 |
| Median comp | €415,000 | €5,348 | 14.8% | 78 | 80 |
Long-term rental The property shows a gross yield of only 3.5%, which is low compared to other investment opportunities in the area. Additionally, the 29.4% gap from the fair value suggests that this investment is not financially sound in the long term. Short-term vacation rental With a listing price of €565,000, this property is overpriced, particularly given its condition score of 78/100 and the associated risks of urban tourism. The competitive nightly rates in this neighbourhood may not be sufficient to offset the high purchase price, making it a less attractive option for short-term stays. Buy-and-hold Investing in this property at €565,000 poses a significant risk, as it exceeds the fair value by over 29%, raising concerns about long-term appreciation. The current economic stability in Lisbon does not justify such a premium for a property that scores only 78/100 in condition and offers a modest yield. Not ideal for Student housing and Luxury market segments are unlikely to perform well in this location, given the property’s overall pricing and condition considerations. The surroundings do not cater to high-demand student facilities or luxury living expectations.
Tenant default risk With a tenant stability score of 70/100, there's a notable risk of potential tenant turnover or default, which could impact rental income and occupancy rates.
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