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, energy rating F. Located on rua dos Poiais de São Bento, 3, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment uniquely boasts panoramic views of the Tagus River and cityscape from the attic, enhancing both natural light and the overall living experience.
The valuation. The asking price of €280,000 is significantly above the fair value of €229,536, resulting in an overpricing of €50,464 (22.0%). This premium reflects a market trend rather than true value.
Fair value modelled at €229,536 from 6 comparable sales in the area. Asking €280,000 sits €50,464 (22.0%) above — overpriced versus fair value.
Asking €280,000 versus the rua dos Poiais de São Bento, 3 area baseline of €220,682 (€4,904/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is below the parish average, reducing 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 €220,682, adjusted for condition and micro-location, gives a modelled fair value of €229,536 (€5,101/m²), a €50,464 (22.0%) 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 | — | 74 | 84 |
| 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 |
| rua Lopes | Active | €329,000 | €4,768 | 23.4% | 70 | 79 |
| Median comp | €394,500 | €4,711 | 24.3% | 71 | 81 |
Long-term rental The current price of €280,000 represents a 22.0% gap from its fair value of €229,536, indicating that the property is overpriced for long-term rental purposes. With a gross yield of 4.8%, the investment may not meet yield expectations against its purchase price. Short-term vacation rental Despite being located in a prime area with an attractive neighbourhood rating of 84/100, the property’s 22.0% overpricing reduces its potential for profitability as a short-term vacation rental. The demand in Lisbon may be strong, but the rental economics do not support the high entry cost. Buy-and-hold Given the significant 22.0% gap from the fair value, holding this investment may not yield the anticipated returns, given that it is overpriced at €280,000. While the area presents potential for long-term value appreciation, the current entry price limits its attractiveness for a buy-and-hold strategy.
Tenant turnover risk Tenant stability at 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
