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, 1-bathroom apartment of 90 m² on the 2nd floor, energy rating C. Located on rua da Rosa, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts proximity to Lisbon's vibrant art scene and nightlife, with historic landmarks and cultural attractions within a short walking distance, enhancing its investment appeal.
The valuation. The asking price of €469,000 sits €28,387 (6.4%) above the fair value of €440,613, indicating the property is priced fairly despite the slight premium. Buy-to-flip angle. A potential resale strategy could target renovations aimed at modernizing dated elements to enhance appeal, suggesting a lucrative flip after value-add improvements. Buy-to-let angle. With an estimated rental income of €1,759/month, the 4.5% gross yield supports a stable buy-to-let strategy, capitalizing on the high demand in central Lisbon, ensuring consistent cash flow.
Fair value modelled at €440,613 from 6 comparable sales in the area. Asking €469,000 sits €28,387 (6.4%) above — overpriced versus fair value.
Asking €469,000 versus the rua da Rosa area baseline of €454,944 (€5,055/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €454,944, adjusted for condition and micro-location, gives a modelled fair value of €440,613 (€4,896/m²), a €28,387 (6.4%) gap versus the €469,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Rosa | Subject | €469,000 | €5,211 | — | 66 | 85 |
| rua da Rosa | Active | €489,000 | €5,258 | 0.9% | 72 | 81 |
| rua 5 S / N | Active | €340,000 | €4,533 | 13.0% | 70 | 78 |
| Campolide · 1f35a1 | Active | €365,000 | €5,368 | 3.0% | 65 | 81 |
| rua Leandro Braga | Active | €365,000 | €5,368 | 3.0% | 68 | 81 |
| Median comp | €365,000 | €5,313 | 2.0% | 69 | 81 |
Long-term rental The 3-bed apartment in Misericórdia exhibits a fair valuation with a listing price that aligns closely with its assessed fair value, indicating a stable long-term rental investment. With a gross yield of 4.5%, this property benefits from the high demand for rentals in central Lisbon, supported by accessible public transit and amenities. Short-term vacation rental Although the property presents a fair market value, the competitiveness of the short-term rental market in Lisbon may leave this investment lacking in potential appreciation. Given the good condition and desirable neighborhood rating of 85/100, it could perform adequately, yet it doesn't stand out as a prime opportunity for rapid returns. Buy-and-hold While this apartment is priced fairly relative to its value, its growth potential may be limited over the long term due to moderate yield levels. Nevertheless, the desirable location in the heart of Lisbon and the steady demand for housing could yield stable returns over an extended holding period.
Potential Tenant Turnover The tenant stability score of 80/100 indicates a moderate risk of turnover, which could lead to vacancy periods and loss of rental income.
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