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, 2-bathroom duplex of 88 m², built in 2026, energy rating E. Located on rua Marcos Portugal, 55, Misericórdia parish, Lisbon municipality, Lisbon district. Remarkable Opportunity: This property offers the potential for a business venture with its ground-floor store, ideal for leveraging foot traffic on one of Lisbon's iconic streets.
The valuation. The asking price of €1,600,000 is significantly higher than the fair value of €425,937, representing a markup of 275.6%. This assessment aligns with the verdict that the property is overpriced.
Fair value modelled at €425,937 from 6 comparable sales in the area. Asking €1,600,000 sits €1,174,063 (275.6%) above — overpriced versus fair value.
Asking €1,600,000 versus the rua Marcos Portugal, 55 area baseline of €591,648 (€6,723/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 21/100 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 €591,648, adjusted for condition and micro-location, gives a modelled fair value of €425,937 (€4,840/m²), a €1,174,063 (275.6%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Marcos Portugal, 55 | Subject | €1,600,000 | €18,182 | — | 15 | 88 |
| Santa Maria Maior · 001b02 | Active | €450,000 | €1,125 | 93.8% | 20 | 83 |
| Penha de França · 0dcea1 | Active | €174,900 | €5,642 | 69.0% | 18 | 85 |
| rua Garrido, 69 | Active | €399,500 | €3,275 | 82.0% | 30 | 83 |
| rua de São Sebastião da Pedreira | Active | €299,000 | €9,061 | 50.2% | 15 | 79 |
| Median comp | €349,250 | €4,459 | 75.5% | 19 | 83 |
Long-term rental The 2-bed duplex in Misericórdia, listed at €1,600,000, is significantly overpriced with a fair value of only €425,937, representing a 275.6% gap. At a gross yield of just 1.3%, this property is not a viable long-term rental investment due to its excessive cost compared to what prospective tenants might be willing to pay. Luxury market The current listing price of €1,600,000 for the duplex far exceeds its fair value of €425,937, indicating it is overpriced by 275.6%. This significant markup may deter luxury buyers who expect quality commensurate with their investment, especially when the property condition scores only 21/100. Buy-and-hold With a listing price of €1,600,000, the duplex falls well outside its fair value of €425,937, marking a staggering 275.6% disparity. Consequently, the buy-and-hold strategy is hindered by the meager 1.3% yield and poor condition, making this property an unfavorable choice for long-term appreciation planning.
Tenant turnover risk With a tenant stability score of 85/100, there is potential for increased turnover, which could lead to unexpected vacancy periods and associated costs.
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