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 80 m² on the 4th floor, energy rating F. Located on travessa da Água da Flor, 7, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This top-floor apartment boasts original Pombalino architecture combined with contemporary renovations, enhancing its historic appeal while providing modern functionality and abundant natural light. Location Advantages: Positioned on a serene street in a vibrant area, residents are minutes away from cultural landmarks and public transport access.
The valuation. The asking price of €397,000 sits €48,029 (10.8%) below the fair value of €445,029, indicating that the property is underpriced. This presents an opportunity for value-seeking investors.
Fair value modelled at €445,029 from 6 comparable sales in the area. Asking €397,000 sits €48,029 (10.8%) below — the upside to fair value.
Asking €397,000 versus the travessa da Água da Flor, 7 area baseline of €438,032 (€5,475/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €438,032, adjusted for condition and micro-location, gives a modelled fair value of €445,029 (€5,563/m²), a €48,029 (10.8%) gap versus the €397,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa da Água da Flor, 7 | Subject | €397,000 | €4,963 | — | 70 | 83 |
| rua Elias Garcia | Active | €349,900 | €2,845 | 42.7% | 80 | 75 |
| Penha de França · 1f35bf | Active | €339,000 | €4,461 | 10.1% | 75 | 81 |
| Campo de Ourique · 19f600 | Active | €315,000 | €5,943 | 19.8% | 65 | 85 |
| calçada do Combro, 101, 4 | Active | €500,000 | €5,556 | 12.0% | 78 | 83 |
| Median comp | €344,450 | €5,009 | 0.9% | 77 | 82 |
Long-term rental The property generates a gross yield of 4.8%, demonstrating robust potential in the long-term rental market. Given its fair value of €445,029, the current listing price of €397,000 represents a 10.8% gap, indicating an attractive opportunity for sustained rental income in a desirable central Lisbon location. Short-term vacation rental With its central location in Misericórdia, this 2-bed apartment is poised to capture a significant share of the short-term rental market, appealing to both tourists and business travelers. The property’s fair value of €445,029 confirms that the current listing price of €397,000 provides a favorable margin for profitability in this competitive sector. Luxury market While not classified as a luxury property, the apartment's qualities and prime location offer the potential for appreciation aligned with Lisbon's growing luxury market. The fair value of €445,029 suggests the current listing of €397,000 could attract affluent buyers looking for investment opportunities in a central, vibrant neighborhood. Not ideal for Despite the apartment's attractive features, it is not suited for student housing due to its pricing and market positioning. Likewise, any potential for value-add renovation is limited, as the property is already in good condition with a score of 71/100.
Tenant turnover risk: With a tenant stability score of 60/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and associated costs for the property owner.
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