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 45 m² on the 3rd floor, energy rating F. Located on rua dos Poiais de São Bento, 3, Misericórdia parish, Lisbon municipality, Lisbon district. This attic apartment features breathtaking panoramic views of the city and the Tagus River, enhancing its charm despite being a third-floor unit without an elevator.
The valuation. The asking price of €280,000 sits above the fair value of €264,779 by €15,221 (5.7%). This property is deemed fair in value with a strong market presence in a desirable neighborhood.
Fair value modelled at €264,779 from 6 comparable sales in the area. Asking €280,000 sits €15,221 (5.7%) above — overpriced versus fair value.
Asking €280,000 versus the rua dos Poiais de São Bento, 3 area baseline of €251,446 (€5,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €251,446, adjusted for condition and micro-location, gives a modelled fair value of €264,779 (€5,884/m²), a €15,221 (5.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Poiais de São Bento, 3 | Subject | €280,000 | €6,222 | — | 72 | 83 |
| rua de Residentes | Active | €445,000 | €7,295 | 17.2% | 72 | 83 |
| rua Fradesso da Silveira | Active | €349,000 | €4,653 | 25.2% | 62 | 73 |
| avenida Mouzinho de Albuquerque, 34 | Active | €440,000 | €4,536 | 27.1% | 75 | 87 |
| Campo de Ourique · b32b9e | Active | €278,000 | €5,055 | 18.8% | 80 | 78 |
| Median comp | €394,500 | €4,854 | 22.0% | 74 | 81 |
Long-term rental The 4.8% gross yield indicates potential for stable cash flow in a neighbourhood with a high tenant quality rating of 83/100. With a fair value gap of just 5.7%, the property is competitively positioned, though it doesn't present a strong opportunity for significant appreciation. Short-term vacation rental Given the bustling atmosphere of the nearby Bairro Alto, this property could attract tourists looking for a vibrant experience in Lisbon. However, the 5.7% gap from fair value suggests that returns may be limited and competition in the vacation rental market could dilute profitability. Buy-and-hold This property stands in a desirable area with amenities that foster long-term tenant retention, yet the stable condition rating of 75/100 indicates future renovation costs. The property's fair valuation means it can serve as a reasonable addition to a diversified portfolio, but investors should be cautious about potential market fluctuations impacting growth. Not ideal for student housing The property's characteristics might not cater to the student demographic, particularly in a neighbourhood that is more geared towards lifestyle renters. This mismatch could lead to extended vacancy periods, further emphasizing the need for a targeted investment strategy. Not ideal for luxury market The relatively modest size and fair pricing of this property might not align with the expectations of luxury buyers seeking high-end features. Thus, positioning this property in the luxury market could result in limited interest and prolonged market time.
Potential tenant turnover risk The tenant stability score of 70/100 suggests a moderate likelihood of tenant turnover, which could lead to periods of vacancy and associated loss of rental income.
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