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.
4-bedroom, 5-bathroom penthouse of 414 m² on the 4th floor. Located Misericórdia parish, Lisbon municipality, Lisbon district. This penthouse features two exclusive-use terraces perfect for outdoor entertaining, along with a main suite that has direct access to a dedicated wellness area.
The valuation. The asking price of €4,150,000 exceeds the fair value of €3,680,000 by €470,000 (12.8%), indicating that the property is overpriced.
Fair value modelled at €3,680,000 from 6 comparable sales in the area. Asking €4,150,000 sits €470,000 (12.8%) above — overpriced versus fair value.
Asking €4,150,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €3,347,611 (€8,086/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €3,347,611, adjusted for condition and micro-location, gives a modelled fair value of €3,680,000 (€8,889/m²), a €470,000 (12.8%) gap versus the €4,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · a79ddf | Subject | €4,150,000 | €10,024 | — | 82 | 81 |
| Misericórdia · 3d9811 | Active | €3,180,000 | €10,000 | 0.2% | 82 | 81 |
| Santa Maria Maior · 02375f | Active | €3,180,000 | €10,000 | 0.2% | 76 | 78 |
| Arroios · ba5701 | Active | €1,995,000 | €6,628 | 33.9% | 90 | 83 |
| Santo António · 4a43de | Active | €698,000 | €5,496 | 45.2% | 85 | 83 |
| Median comp | €2,587,500 | €8,314 | 17.1% | 84 | 82 |
Long-term rental This 4-bed penthouse in Misericórdia, Lisbon is priced at €4,150,000, which exceeds its fair value of €3,680,000 by 12.8%, indicating that the acquisition cost is not justified by potential rental yields. With a gross yield of only 2.6% and the property being overpriced, it may deter long-term tenants seeking affordability in a competitive market. Buy-and-hold Entering a holding strategy with this penthouse could be challenging, as the current price of €4,150,000 suggests a 12.8% gap over its fair value. The property’s yield of 2.6% does not compensate for the high entry cost, aligning poorly with optimal long-term investment principles. Short-term vacation rental Despite Lisbon's thriving tourism market, the penthouse's pricing at €4,150,000, which reflects a 12.8% markup over its fair value, raises concerns about return on investment. The gross yield of 2.6% may not be sufficient to justify short-term rental management expenses, particularly in an overpriced market. Not ideal for: The property is not suitable for student housing, given the excessive pricing and lower yield, which may not attract budget-conscious students. Additionally, it doesn't align with the luxury market due to its overpriced status, making it a poor fit for high-end clientele seeking value. Rural retreat The penthouse is blatantly unsuitable as a rural retreat, as it is situated in an urban setting and priced significantly higher than its fair value, eliminating appeal to buyers seeking tranquil countryside escapes.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of higher tenant turnover, which could 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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