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 42 m² on the 2nd floor, built in 1970, energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a charming balcony that enhances the living space with natural light and allows for outdoor enjoyment in a prime location near Praça das Flores.
The valuation. The asking price of €275,000 sits €50,197 (22.3%) above the fair value of €224,803, indicating the property is overpriced. Investors should be cautious given this significant disparity in valuation.
Fair value modelled at €224,803 from 6 comparable sales in the area. Asking €275,000 sits €50,197 (22.3%) above — overpriced versus fair value.
Asking €275,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €250,023 (€5,953/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 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 €250,023, adjusted for condition and micro-location, gives a modelled fair value of €224,803 (€5,352/m²), a €50,197 (22.3%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 190954 | Subject | €275,000 | €6,548 | — | 55 | 90 |
| Misericórdia · 6a947d | Active | €390,000 | €5,735 | 12.4% | 58 | 81 |
| travessa do Possolo | Active | €295,000 | €5,463 | 16.6% | 65 | 81 |
| rua Morais Soares, 42 | Active | €321,500 | €4,728 | 27.8% | 55 | 78 |
| rua da Cruz a Alcântara S / N | Active | €275,000 | €5,000 | 23.6% | 70 | 78 |
| Median comp | €308,250 | €5,232 | 20.1% | 62 | 80 |
Long-term rental The property, listed at €275,000, exceeds its fair value of €224,803 by 22.3%, suggesting it is overpriced for potential long-term rental income. With a gross yield of 4.7%, the current valuation may limit profitability for investors seeking steady rental returns. Short-term vacation rental While the property is situated in a desirable neighborhood with a high rating of 90/100, the substantial gap from fair value implies it may not deliver the expected returns in the short-term vacation rental market. The 4.7% gross yield does not adequately compensate for the 22.3% overpricing, putting potential investors at risk of diminished cash flows. Luxury market Even though the location boasts proximity to key financial and cultural centers, the property’s current price of €275,000 positions it above its fair value, signaling it is overpriced for entry into the luxury market. This significant overvaluation, correlated with a moderate condition score of 58/100, could deter high-end buyers seeking value alongside quality in their investments.
Economic Shock Risk A sharp downturn in the economy, despite a high economic stability score of 90/100, could still impact tenant demand and rental income, given the tenant stability score of 80/100 which indicates some vulnerability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
