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 40 m² on the 1st floor, energy rating C. Located Misericórdia parish, Lisbon municipality, Lisbon district. This property features traditional architectural elements, including high ceilings and large windows, offering potential for natural light enhancement and a unique ambiance once renovated.
The valuation. The asking price of €290,000 is significantly above fair value, which sits at €245,532, resulting in an overvaluation of €44,468 (18.1%). Hence, the property is overpriced for potential buyers. Buy-to-flip angle. A resale strategy could focus on renovating the apartment to enhance its appeal, thereby justifying a higher resale price in a market where similar units are reaping profits after upgrades. Buy-to-let angle. With an estimated rental income of €1,063 per month, the gross yield stands at 4.4%, making the property an option for long-term rental, though the basic condition limits its attractiveness to tenants seeking high-quality finishes.
Fair value modelled at €245,532 from 6 comparable sales in the area. Asking €290,000 sits €44,468 (18.1%) above — overpriced versus fair value.
Asking €290,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €304,705 (€7,618/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 33/100 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 €304,705, adjusted for condition and micro-location, gives a modelled fair value of €245,532 (€6,138/m²), a €44,468 (18.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 8312c3 | Subject | €290,000 | €7,250 | — | 25 | 81 |
| rua da Palmeira | Active | €260,000 | €6,341 | 12.5% | 40 | 82 |
| Misericórdia · f14cb1 | Active | €275,000 | €6,548 | 9.7% | 36 | 83 |
| Alcântara · 3d9a17 | Active | €450,000 | €6,000 | 17.2% | — | 79 |
| rua da Cruz a Alcântara | Active | €249,000 | €5,929 | 18.2% | 35 | 81 |
| Median comp | €267,500 | €6,171 | 14.9% | 36 | 82 |
Long-term rental The property in Misericórdia, listed at €290,000, reveals an alarming 18.1% gap from its estimated fair value of €245,532, indicating it is overpriced. With a gross yield of 4.4%, the investment is unlikely to justify the high cost given the current condition score of 33/100, which detracts from its appeal as a long-term rental option. Buy-and-hold While the neighborhood boasts a high score of 81/100 for amenities and tenant quality, the 18.1% price discrepancy suggests that this 1-bed apartment is overpriced at €290,000. A buy-and-hold strategy may not yield satisfactory returns, especially as the property's subpar condition of 33/100 raises concerns about future maintenance costs. Family rental This property may be located in a desirable area, but its €290,000 listing is significantly overpriced against its fair value of €245,532, which limits its viability for a family rental strategy. Furthermore, with a condition rating of only 33/100, potential family tenants might be deterred by the need for significant renovations and upkeep. Short-term vacation rental The property is ultimately not ideal for short-term vacation rentals due to its 18.1% discrepancy between listing price and fair value, pricing it above market competitive rates. Its condition score of 33/100 further undermines its attractiveness to holidaymakers seeking well-maintained accommodations in central Lisbon.
Tenant fluctuation risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which may lead to increased vacancy periods 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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