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.
2-bedroom, 1-bathroom apartment of 67 m², energy rating C. Located on rua Parreiras, 21, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features preserved original elements like a treated exposed cage structure and a unique wall design, enhancing its historical character and architectural identity.
The valuation. The asking price of €395,000 is only €2,441 (0.6%) above the fair value of €392,559, indicating that the property is fairly priced within the current market context.
Fair value modelled at €392,559 from 6 comparable sales in the area. Asking €395,000 sits €2,441 (0.6%) above — overpriced versus fair value.
Asking €395,000 versus the rua Parreiras, 21 area baseline of €360,307 (€5,378/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €360,307, adjusted for condition and micro-location, gives a modelled fair value of €392,559 (€5,859/m²), a €2,441 (0.6%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Parreiras, 21 | Subject | €395,000 | €5,896 | — | 75 | 83 |
| calçada dos Sete Moinhos | Active | €354,000 | €4,720 | 19.9% | 72 | 83 |
| avenida Mouzinho de Albuquerque | Active | €370,000 | €5,139 | 12.8% | 82 | 79 |
| rua Feliciano de Sousa | Active | €320,000 | €5,818 | 1.3% | 80 | 82 |
| avenida Infante Santo, 10 | Active | €590,000 | €5,900 | 0.1% | 78 | 65 |
| Median comp | €362,000 | €5,479 | 7.1% | 79 | 81 |
Long-term rental This property presents a stable long-term rental option with a gross yield of 4.3%, reflecting a moderate return on investment given the tight gap to its fair value. The prime urban location in Lisbon ensures strong demand, making it a solid choice for consistent rental income. Short-term vacation rental With the neighborhood rating at 83/100 and its urban appeal, this property is well-positioned for short-term vacation rentals, likely attracting tourists year-round. However, the slight gap from fair value indicates that while it could perform adequately, the competitive market may limit significant profit margins. Buy-and-hold The buy-and-hold strategy is viable with this apartment, especially given its respectable condition rating of 79/100 and the overall strength of the Lisbon market. Nevertheless, the property’s fair value status suggests that while it may provide steady returns, there won't be substantial appreciation potential in the near term compared to potential alternatives in the area.
Tenant turnover risk The Tenant stability score of 60/100 indicates a moderate likelihood of high tenant turnover, which may result in 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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