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 apartment of 88 m², energy rating B. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment grants residents exclusive access to luxurious amenities such as a spa, rooftop bar, and panoramic city views, enhancing the overall living experience in Bairro Alto.
The valuation. The asking price of €895,000 is significantly above the fair value of €635,938, creating a discrepancy of €259,062 (40.7%). This indicates the property is overpriced and may require strategic negotiation for potential investors.
Fair value modelled at €635,938 from 6 comparable sales in the area. Asking €895,000 sits €259,062 (40.7%) above — overpriced versus fair value.
Asking €895,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €581,330 (€6,606/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €581,330, adjusted for condition and micro-location, gives a modelled fair value of €635,938 (€7,227/m²), a €259,062 (40.7%) gap versus the €895,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 15e365 | Subject | €895,000 | €10,170 | — | 80 | 83 |
| Misericórdia · 28ba63 | Active | €900,000 | €10,000 | 1.7% | 85 | 79 |
| Santa Maria Maior · 4bc154 | Active | €850,000 | €5,743 | 43.5% | 85 | 82 |
| calçada do Combro | Active | €1,850,000 | €10,221 | 0.5% | 85 | 81 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 51.9% | 77 | 80 |
| Median comp | €875,000 | €7,872 | 22.6% | 85 | 81 |
Long-term rental The property is overpriced at €895,000, which represents a significant deviation of 40.7% above its fair value of €635,938. With a gross yield of only 2.3%, this investment offers limited cash flow relative to the high acquisition cost. Short-term vacation rental The €895,000 asking price is 40.7% greater than the fair value of €635,938, indicating the property is overpriced. While the central location in Lisbon may attract tourists, the low yield of 2.3% suggests it may not generate sufficient revenue to justify this inflated investment. Buy-and-hold The property is overpriced at €895,000, being 40.7% higher than its fair value of €635,938. Although the location offers strong amenities, the low gross yield of 2.3% may result in poor long-term returns compared to the initial investment. Not ideal for student housing due to its high price point, the property fails to meet the affordability criteria typically desired in this segment, making it a non-viable option for student rental.
Tenant turnover risk The tenant stability score of 75 suggests there may be a significant risk of tenant turnover, potentially impacting rental income consistency over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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