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 150 m² on the 3rd floor. Located on rua da Atalaia, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex boasts magnificent tile panels and original architectural elements, offering a unique character alongside unobstructed views of the historic São Jorge Castle. Potential: Ideal for those seeking distinctive living or unique investment opportunities in Lisbon's heart.
The valuation. The asking price of €980,000 exceeds the fair value of €715,385 by €264,615, or 37.0%, indicating that the property is overpriced.
Fair value modelled at €715,385 from 6 comparable sales in the area. Asking €980,000 sits €264,615 (37.0%) above — overpriced versus fair value.
Asking €980,000 versus the rua da Atalaia area baseline of €650,038 (€4,334/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 €650,038, adjusted for condition and micro-location, gives a modelled fair value of €715,385 (€4,769/m²), a €264,615 (37.0%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Atalaia | Subject | €980,000 | €6,533 | — | 75 | 90 |
| rua Academia Recreativa de Santo Amaro, 4 | Active | €499,000 | €5,607 | 14.2% | 84 | 81 |
| Penha de França · 6c79a8 | Active | €498,000 | €4,788 | 26.7% | 80 | 86 |
| rua Garcia de Orta, 31 | Active | €475,000 | €4,750 | 27.3% | 80 | 82 |
| rua Garcia de Orta, 56 | Active | €590,000 | €4,683 | 28.3% | 78 | 82 |
| Median comp | €498,500 | €4,769 | 27.0% | 80 | 82 |
Long-term rental This property, with a significant gap of 37.0% between its listing price and fair value, indicates that it is overpriced for long-term rental investment opportunities. Additionally, the gross yield of 3.6% does not justify the premium price, limiting its financial viability as a rental asset. Luxury market Despite being located in a desirable neighbourhood with a high score of 90/100, this duplex's listing price substantially exceeds its fair value and suggests it is overpriced for the luxury market. Investors should be cautious, as the impressive condition rating of 78/100 does not compensate for the elevated price point in this segment. Buy-and-hold The buy-and-hold strategy may not be ideal for this property since it is significantly overpriced at €980,000, far exceeding its fair value of €715,385. Given the currently low yield of 3.6% and the substantial gap from the fair market price, this investment carries a considerable risk for long-term holding considerations.
Economic downturn risk A slight economic downturn affecting the area could still pose a challenge, given the high economic stability score of 90, meaning it is not immune to potential fluctuations in the market that could affect tenant demand and rental income.**
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