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, 2-bathroom duplex of 138 m², built in 2002, energy rating D. Located on rua Dom Pedro, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The property boasts large glass openings and wooden accents that enhance its warm atmosphere while providing abundant natural light throughout the spacious interior.
The valuation. The asking price of €1,160,000 sits significantly above the fair value of €887,736, resulting in an overpriced status by €272,264, or 30.7%. This discrepancy indicates a cautionary investment direction for potential buyers.
Fair value modelled at €887,736 from 6 comparable sales in the area. Asking €1,160,000 sits €272,264 (30.7%) above — overpriced versus fair value.
Asking €1,160,000 versus the rua Dom Pedro area baseline of €826,643 (€5,990/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €826,643, adjusted for condition and micro-location, gives a modelled fair value of €887,736 (€6,433/m²), a €272,264 (30.7%) gap versus the €1,160,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Pedro | Subject | €1,160,000 | €8,406 | — | 75 | 83 |
| Santa Maria Maior · 28bcdc | Active | €330,000 | €4,024 | 52.1% | 75 | 85 |
| rua Rodrigo da Fonseca, 83 | Active | €845,000 | €6,815 | 18.9% | 74 | 83 |
| Misericórdia · f35fdd | Active | €798,000 | €6,138 | 27.0% | 78 | 85 |
| rua de São Paulo, 172 | Active | €1,480,000 | €6,727 | 20.0% | 77 | 83 |
| Median comp | €821,500 | €6,433 | 23.5% | 76 | 84 |
Long-term rental The property’s gross yield of 2.6% suggests limited returns for a long-term rental strategy, especially given its 30.7% price gap from fair value. The current pricing may deter quality tenants in the economically vibrant neighbourhood, impacting rental income stability. Buy-and-hold With a substantial discrepancy from the fair value of €887,736, this property is unlikely to yield significant capital appreciation in the near term. Investing in an overpriced asset could pose challenges for long-term investors looking for a favorable return. Short-term vacation rental The central location in a culturally rich area may attract visitors, but the high purchase price limits profitability potential for short-term rentals. The 2.6% gross yield indicates that the market dynamics may not support a sustainable vacation rental strategy given the current valuation. Not ideal for luxury market Entering the luxury market at an inflated price point runs the risk of overexposure and lessening demand. This property will likely struggle against other competitive listings that offer more value for the money in a vibrant neighbourhood.
Tenant instability risk With a tenant stability score of 65/100, there is a notable risk of turnover, which can lead to increased vacancy rates and associated costs.
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