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 52 m² on the 4th floor, built in 2004, energy rating F. Located on rua do Norte, Misericórdia parish, Lisbon municipality, Lisbon district. Unique Rental Opportunity: This apartment features a lucrative Active Local Accommodation License, allowing for immediate short-term rental income in a high-demand tourist area of Lisbon.
The valuation. The asking price of €290,000 is slightly above the fair value of €280,692, reflecting a difference of €9,308 (3.3%). This positions the property as fairly valued in the current market. Buy-to-flip angle. With some cosmetic updates, resale could be strategically targeted at a higher price point leveraging the property's location in central Lisbon, making it a viable short-term flip opportunity. Buy-to-let angle. Aiming for long-term rental, the estimated monthly income of €1,184 implies a gross yield of 4.9%, ensuring a steady cash flow in this highly sought-after neighborhood.
Fair value modelled at €280,692 from 6 comparable sales in the area. Asking €290,000 sits €9,308 (3.3%) above — overpriced versus fair value.
Asking €290,000 versus the rua do Norte area baseline of €287,361 (€5,526/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €287,361, adjusted for condition and micro-location, gives a modelled fair value of €280,692 (€5,398/m²), a €9,308 (3.3%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Norte | Subject | €290,000 | €5,577 | — | 65 | 90 |
| rua do Borja | Active | €350,000 | €5,833 | 4.6% | 68 | 83 |
| travessa da Água da Flor, 7 | Active | €397,000 | €4,963 | 11.0% | 70 | 83 |
| rua Dom João de Portugal | Active | €256,000 | €3,413 | 38.8% | 65 | 79 |
| Campo de Ourique · 19f600 | Active | €315,000 | €5,943 | 6.6% | 65 | 85 |
| Median comp | €332,500 | €5,398 | 3.2% | 67 | 83 |
Long-term rental With a gross yield of 4.9%, the long-term rental strategy presents a reasonable income potential, considering the property’s fair market price. The central location in Misericórdia ensures a steady demand, which stabilizes occupancy rates for rental purposes. Short-term vacation rental The property’s prime location in a vibrant neighborhood makes it suitable for short-term vacation rentals, attracting tourists year-round. However, despite the appealing demand, the property’s fair valuation suggests that potential returns may be limited compared to other options in the area. Buy-and-hold As a buy-and-hold investment, the apartment in Misericórdia stands in a high-demand area, making it a reasonable choice for long-term appreciation. Nonetheless, with its current price at fair value, the potential upside may not be as pronounced as in other less-valued properties in the vicinity.
Potential for Market Saturation: With both economic and tenant stability scores at 90/100, while indicating a strong region, there's a risk of market saturation due to high demand potentially leading to reduced rental yields in the future if supply increases significantly.
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
