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, energy rating C. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers a unique opportunity to design a custom living space, enhanced by its quiet street location in the sought-after Príncipe Real neighborhood, renowned for its charm.**
The valuation. The asking price of €275,000 sits €31,088 (12.7%) above the fair value of €243,912, indicating that the property is overpriced. This discrepancy suggests a lack of competitive pricing in the current market landscape.
Fair value modelled at €243,912 from 6 comparable sales in the area. Asking €275,000 sits €31,088 (12.7%) above — overpriced versus fair value.
Asking €275,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €292,680 (€6,969/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 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 €292,680, adjusted for condition and micro-location, gives a modelled fair value of €243,912 (€5,807/m²), a €31,088 (12.7%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · f14cb1 | Subject | €275,000 | €6,548 | — | 36 | 83 |
| rua da Palmeira | Active | €260,000 | €6,341 | 3.1% | 40 | 82 |
| Estrela · 956809 | Active | €290,000 | €5,686 | 13.2% | 42 | 77 |
| avenida Columbano Bordalo Pinheiro, 64 | Active | €325,000 | €5,242 | 19.9% | 40 | 80 |
| rua da Cruz a Alcântara | Active | €249,000 | €5,929 | 9.5% | 35 | 81 |
| Median comp | €275,000 | €5,808 | 11.3% | 40 | 81 |
Luxury market The 1-bed apartment in Misericórdia is priced at €275,000, which exceeds its fair value of €243,912 by 12.7%, indicating the property is overpriced for the luxury market. With a gross yield of only 4.8% and a condition rating of 43/100, potential buyers may face challenges in justifying this investment in a market that demands strong returns and high-quality conditions. Long-term rental The current listing price suggests an overpriced position against the fair value, reducing the attractiveness for long-term rental investments that typically benefit from steady cash flow. While the neighbourhood boasts a strong score of 83/100, the low yield and price disparity raise concerns about achieving satisfactory returns for landlords. Buy-and-hold This apartment is priced at €275,000, which is 12.7% above its fair value, making it an overpriced option for a buy-and-hold strategy. Investors may find better opportunities in the central Lisbon market that offer more favorable pricing and condition ratings to ensure long-term value appreciation.
Tenant turnover risk High tenant turnover at a score of 70/100 could lead to increased vacancy and maintenance costs, impacting overall investment returns.
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
