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.
3-bedroom, 1-bathroom apartment of 45 m², built in 1951, energy rating D. Located on rua do Vale, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts two front exposures, optimizing natural light and enhancing the modern character of its spacious, well-maintained interior, perfect for comfortable city living.
The valuation. The asking price of €519,000 is significantly above the fair value of €241,315, representing a notable premium of €277,685 (115.1%). The property is clearly overpriced in the current market context.
Fair value modelled at €241,315 from 6 comparable sales in the area. Asking €519,000 sits €277,685 (115.1%) above — overpriced versus fair value.
Asking €519,000 versus the rua do Vale area baseline of €225,846 (€5,019/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €225,846, adjusted for condition and micro-location, gives a modelled fair value of €241,315 (€5,363/m²), a €277,685 (115.1%) gap versus the €519,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Vale | Subject | €519,000 | €11,533 | — | 74 | 82 |
| rua Washington | Active | €395,000 | €4,938 | 57.2% | 75 | 84 |
| Penha de França · 262122 | Active | €398,000 | €4,795 | 58.4% | 75 | 79 |
| Arroios · 1e6294 | Active | €499,900 | €5,746 | 50.2% | 75 | 81 |
| São Vicente · 6a9573 | Active | €389,000 | €5,187 | 55.0% | 72 | 79 |
| Median comp | €396,500 | €5,063 | 56.1% | 75 | 80 |
Long-term rental Given the property’s high asking price of €519,000 compared to its fair value of €241,315, the investment is not financially viable for long-term rental purposes. Moreover, with a gross yield of only 2.9%, the potential return does not justify the investment risk. Buy-and-hold The buy-and-hold strategy is undermined by the current listing price significantly exceeding fair value, indicating that this investment may not yield expected appreciation over time. As the property remains overpriced at €519,000, the long-term financial benefits are unlikely to materialize. Family rental Given the family-oriented characteristics of the neighborhood, this property could appeal to family renters; however, its listing price significantly overshoots the fair value. Therefore, the elevated cost of €519,000 limits the attractiveness of this strategy, as it does not align with expected rental returns and affordability for families.
Economic downturn vulnerability: With both economic and tenant stability scores at 80, the property could still be exposed to potential economic downturns that might affect rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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