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.
4-bedroom, 5-bathroom apartment of 318 m². Located Misericórdia parish, Lisbon municipality, Lisbon district. Feature: This apartment retains original architectural details from its classic building, including intricate moldings and high ceilings, seamlessly blended with contemporary renovations for a unique character.
The valuation. The asking price of €3,180,000 is significantly above the fair value of €2,594,550, indicating an overpricing of €585,450 (22.6%). This discrepancy suggests that the property is not a prudent investment based on current market valuations.
Fair value modelled at €2,594,550 from 6 comparable sales in the area. Asking €3,180,000 sits €585,450 (22.6%) above — overpriced versus fair value.
Asking €3,180,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €2,373,962 (€7,465/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €2,373,962, adjusted for condition and micro-location, gives a modelled fair value of €2,594,550 (€8,159/m²), a €585,450 (22.6%) gap versus the €3,180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 3d9811 | Subject | €3,180,000 | €10,000 | — | 82 | 81 |
| Santa Maria Maior · 02375f | Active | €3,180,000 | €10,000 | 0% | 76 | 78 |
| Arroios · ba5701 | Active | €1,995,000 | €6,628 | 33.7% | 90 | 83 |
| Avenidas Novas · 622b39 | Active | €2,100,000 | €7,778 | 22.2% | 85 | 82 |
| avenida Infante Santo | Active | €1,250,000 | €6,510 | 34.9% | 76 | 80 |
| Median comp | €2,047,500 | €7,203 | 28.0% | 81 | 81 |
Long-term rental The property is not ideal for long-term rental given its high price point, with a listing of €3,180,000 representing a notable 22.6% premium over its fair value of €2,594,550. With a gross yield of only 2.1%, the financial returns are unlikely to justify the investment in the long run. Buy-and-hold Investing in this property as a buy-and-hold strategy appears less favorable due to its current price of €3,180,000, which is significantly above the fair value of €2,594,550. The projected yield of 2.1% does not provide a compelling case for long-term appreciation, suggesting that the investment may not generate expected financial gains. Luxury market While the property is positioned in a desirable area of Misericórdia, its asking price of €3,180,000 is 22.6% higher than the fair value of €2,594,550, marking it as overpriced. The luxury segment's appeal may be diminished by this overvaluation, reducing the potential for attracting high-end buyers. Not ideal for: Student housing The property’s high price and residential layout are not conducive to the student rental market, where affordability is critical. As a result, the investment is unlikely to yield favorable circumstances for students seeking accommodation in this urban location. Not ideal for: Short-term vacation rental With a listing price that is 22.6% above fair market value, this property may struggle to generate sufficient income through short-term vacation rentals. Tourist-driven demand in the region is overshadowed by the high financial barrier for renters at this price point.
Tenant turnover risk The tenant stability score of 75/100 suggests a significant level of turnover, which could lead to potential vacancy periods and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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