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 97 m² on the 1st floor, built in 1951, energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes two spacious balconies, enhancing both natural light and outdoor space for relaxation, situated in a prime historic district close to key landmarks.
The valuation. The asking price of €544,500 puts the property significantly above the fair value of €392,042, creating a discrepancy of €152,458 (38.9%). This property is considered overpriced in the current market.
Fair value modelled at €392,042 from 6 comparable sales in the area. Asking €544,500 sits €152,458 (38.9%) above — overpriced versus fair value.
Asking €544,500 versus the Misericórdia, Lisbon, Lisbon area baseline of €350,010 (€3,608/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €350,010, adjusted for condition and micro-location, gives a modelled fair value of €392,042 (€4,042/m²), a €152,458 (38.9%) gap versus the €544,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 8317f7 | Subject | €544,500 | €5,613 | — | 75 | 95 |
| rua Comandante António Feio | Active | €218,000 | €3,028 | 46.1% | 75 | 83 |
| rua Lopes | Active | €475,000 | €3,958 | 29.5% | 80 | 83 |
| rua Heróis de Quionga, 40 | Active | €330,000 | €4,125 | 26.5% | 72 | 83 |
| rua da Caridade | Active | €325,000 | €6,500 | 15.8% | 80 | 91 |
| Median comp | €327,500 | €4,042 | 28.0% | 78 | 83 |
Long-term rental The property is currently overpriced at €544,500, compared to a fair value of €392,042, presenting a significant gap of 38.9%. With a gross yield of 3.9% and a strong neighbourhood rating of 95/100, the investment carries risks due to its inflated price, which may limit long-term rental profitability. Luxury market Despite the high demand in central Lisbon, the apartment's listing price exceeds fair value by 38.9%, suggesting it may not attract luxury buyers seeking value. The property’s condition rating of 78/100 and appealing amenities in the area may not be sufficient to justify the current price. Short-term vacation rental While the location is ideal for short-term vacation rentals due to its prime setting, the property is overpriced at €544,500, which may deter potential renters who are price-sensitive. The competitive market might favor listings that offer fair value, and with yields at only 3.9%, this property presents a higher risk for investors looking for strong returns. Not ideal for student housing Investing in student housing would not be wise, as the property is overpriced at €544,500, far above the fair value of €392,042. Additionally, the current rental yield of 3.9% does not align with the value-driven demands of the student market, making this strategy unsuitable.
Market volatility risk: Despite high economic stability at 95/100 and tenant stability at 90/100, unexpected market downturns could still impact overall property values and rental income stability.
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