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 64 m², built in 1950, energy rating A. Located on beco Cruz, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features high-quality, never-used furnishings and finishes, enhancing its modern charm, while being situated in a fully rehabilitated historic building from 2025.
The valuation. The asking price of €320,000 sits slightly below the fair value of €324,371, marking a difference of €4,371 (1.3%). The property can be considered fair. Buy-to-flip angle. The strategy involves targeting a wholesale resale to investors upon minor upgrades, aiming to maximize profit margins in a strong luxury market. Buy-to-let angle. With a projected gross yield of 4.4%, the estimated rental income of €1,173 per month makes this property an attractive option for long-term rental investment.
Fair value modelled at €324,371 from 6 comparable sales in the area. Asking €320,000 sits €4,371 (1.3%) below — the upside to fair value.
Asking €320,000 versus the beco Cruz area baseline of €289,622 (€4,525/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €289,622, adjusted for condition and micro-location, gives a modelled fair value of €324,371 (€5,068/m²), a €4,371 (1.3%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco Cruz | Subject | €320,000 | €5,000 | — | 78 | 81 |
| rua Nelson de Barros | Active | €389,000 | €3,536 | 29.3% | 78 | 79 |
| rua Doutor Álvaro de Castro | Active | €725,000 | €5,370 | 7.4% | 80 | 82 |
| largo do Rato | Active | €850,000 | €6,538 | 30.8% | 88 | 83 |
| travessa das Inglesinhas, 22 | Active | €200,000 | €4,000 | 20.0% | 74 | 82 |
| Median comp | €557,000 | €4,685 | 6.3% | 79 | 82 |
Long-term rental The 1-bed apartment in Misericórdia offers a decent yield of 4.4% gross, making it a viable option for long-term rental investments. With a fair value closely aligned to the listing price, the return on investment appears stable without significant upside potential. Buy-and-hold Given its central location in Lisbon and an 81/100 neighbourhood rating, this property can serve well as a buy-and-hold investment. However, as the valuation is fair, the potential for substantial appreciation may be limited in the near term. Luxury market This apartment's quality of condition (80/100) and the appealing neighbourhood can attract affluent long-term tenants, justifying its place in the luxury market segment. Nevertheless, with a fair pricing verdict, it may not present significant upside for luxury market investors. Not ideal for: Short-term rental The current valuation and yield suggest that the apartment may not be positioned for success in the short-term rental market. Given the competitive nature of this sector in Lisbon, the expected returns might not justify the entry into this strategy. Not ideal for: Student housing Despite being located in a vibrant area, the apartment’s size and price point are not conducive to the student housing market. Landlords may find limited demand from this demographic, impacting occupancy rates and overall profitability.
Tenant turnover risk The tenant stability score of 80/100 indicates a moderate risk of turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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