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. Noteworthy Features: The apartment's active short-term rental license allows for immediate income generation, while its prime location just minutes from Chiado ensures high demand and excellent investment potential.
The valuation. The asking price of €290,000 sits €30,000 above fair value, which is €260,000, indicating the property is overpriced by 11.5%. This may hinder immediate investment potential. Buy-to-flip angle. A buy-to-flip strategy would involve renovations to enhance appeal before resale, though the current premium above fair value may limit profit margins. Buy-to-let angle. A buy-to-let strategy offers a gross yield of 4.9%, with an estimated rental income of €1,184/month, suggesting steady income potential despite the high acquisition cost.
Fair value modelled at €260,000 from 5 comparable sales in the area. Asking €290,000 sits €30,000 (11.5%) above — overpriced versus fair value.
Asking €290,000 versus the rua do Norte area baseline of €271,199 (€5,215/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €271,199, adjusted for condition and micro-location, gives a modelled fair value of €260,000 (€5,000/m²), a €30,000 (11.5%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Norte | Subject | €290,000 | €5,577 | — | 65 | 82 |
| rua do Borja | Active | €350,000 | €5,833 | 4.6% | 68 | 83 |
| rua do Norte | Active | €340,000 | €5,000 | 10.3% | 70 | 85 |
| rua Dom João de Portugal | Active | €256,000 | €3,413 | 38.8% | 65 | 79 |
| rua Arco do Carvalhão S / N | Active | €340,000 | €5,231 | 6.2% | 60 | 82 |
| Median comp | €340,000 | €5,116 | 8.3% | 67 | 83 |
Long-term rental The 1-bed apartment in Misericórdia is priced at €290,000, which is 11.5% above its fair value of €260,000, making it a poor choice for long-term rental investment. Given the decent yield of 4.9%, the substantial price gap suggests that potential returns may not meet investor expectations. Buy-and-hold Although the property generates a gross yield of 4.9%, its €290,000 price tag represents an 11.5% premium over the fair value, indicating it may not be the wisest buy-and-hold strategy. Investors could face challenges in achieving capital appreciation that outpaces the initial overvaluation. Short-term vacation rental With an increased demand for short-term rentals in Lisbon, the property’s pricing at €290,000, which is 11.5% above the fair value, could undermine profitability in a highly competitive market. Thus, the initial investment might struggle to deliver desired returns, despite the attractive neighborhood rating of 82/100. Not ideal for: Student housing This apartment's current overpricing at €290,000 makes it infeasible for student housing, where budget constraints typically limit potential tenants. The gap from fair value, combined with the overall conditions, suggests that this property is not well-suited for the student rental market.
Tenant Financial Instability The tenant stability score of 75/100 suggests potential vulnerabilities in tenant retention, indicating that despite a strong economic stability score of 90/100, rent payments may be at risk from less stable tenants.
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
