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 duplex of 75 m², energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. Unique layout features include a charming spiral staircase and large windows that enhance natural light, making the most of the duplex design in a prestigious neighborhood.
The valuation. The asking price of €430,000 exceeds the fair value of €373,820 by €56,180 (15.0%). This indicates that the property is overpriced in the current real estate market.
Fair value modelled at €373,820 from 6 comparable sales in the area. Asking €430,000 sits €56,180 (15.0%) above — overpriced versus fair value.
Asking €430,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €423,216 (€5,643/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €423,216, adjusted for condition and micro-location, gives a modelled fair value of €373,820 (€4,984/m²), a €56,180 (15.0%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 831319 | Subject | €430,000 | €5,733 | — | 52 | 86 |
| rua de São Bento | Active | €390,000 | €5,571 | 2.8% | — | 81 |
| Campolide · 483df5 | Active | €300,000 | €3,000 | 47.7% | — | 81 |
| Estrela · 43922f | Active | €390,000 | €5,571 | 2.8% | 56 | 80 |
| rua Braamcamp Freire, 20 | Active | €269,000 | €4,410 | 23.1% | 42 | 82 |
| Median comp | €345,000 | €4,991 | 13.0% | 49 | 81 |
Long-term rental The current listing price of €430,000 represents a 15.0% gap above the fair value of €373,820, making this investment less attractive for long-term rental purposes. With a 3.9% gross yield and a property condition score of 54/100, the return on investment will be negatively impacted by the high acquisition cost. Buy-and-hold Investing in this property at €430,000 may result in lower capital appreciation due to its overvaluation compared to the fair value of €373,820. The lower condition score of 54/100 indicates that substantial expenses may be required to enhance the property’s value in a premium neighborhood rated at 86/100. Luxury market Despite being in a desirable neighborhood, the €430,000 price tag suggests that this property does not align with the luxury market segment, which typically demands a more compelling value proposition. The combination of a 15.0% overprice and a modest gross yield of 3.9% further complicates its appeal to high-end buyers looking for quality investments. Not ideal for short-term vacation rental Given its current price of €430,000, this property is not suited for short-term vacation rentals, as the expenses may outweigh potential earnings. The neighborhood's high-quality schools and vibrant economy attract long-term residents rather than transient tourists, potentially limiting returns in this segment.
Tenant turnover risk With a tenant stability score of 75/100, there is a significant possibility of rental volatility due to potential turnover, which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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