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, 2-bathroom duplex of 131 m², built in 2021, energy rating B. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The duplex is located in a fully reconstructed Pombaline building, seamlessly blending historical charm with modern infrastructure and a prime central location in Chiado, Lisbon.
The valuation. The asking price of €1,295,000 is positioned 9.5% above the fair value of €1,182,209, suggesting that while the property is attractive, it is not a bargain, thus classified as fair.
Fair value modelled at €1,182,209 from 6 comparable sales in the area. Asking €1,295,000 sits €112,791 (9.5%) above — overpriced versus fair value.
Asking €1,295,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €1,087,407 (€8,301/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €1,087,407, adjusted for condition and micro-location, gives a modelled fair value of €1,182,209 (€9,024/m²), a €112,791 (9.5%) gap versus the €1,295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · a80b6c | Subject | €1,295,000 | €9,885 | — | 78 | 80 |
| largo Conde-Barão | Active | €620,000 | €8,378 | 15.2% | 78 | 83 |
| Santa Maria Maior · a802f0 | Active | €1,295,000 | €8,993 | 9.0% | 74 | 80 |
| rua das Canastras, 10 | Active | €580,000 | €6,304 | 36.2% | 88 | 82 |
| Misericórdia · 8317a7 | Active | €1,295,000 | €9,056 | 8.4% | 80 | 82 |
| Median comp | €957,500 | €8,686 | 12.1% | 79 | 82 |
Long-term rental Given the property is priced at €1,295,000, which represents a 9.5% gap compared to the fair value of €1,182,209, its potential as a long-term rental may yield moderate returns with a gross yield of 2.3%. While the location in central Lisbon offers a desirable living environment, the current pricing reflects the property as fairly valued in a competitive rental market. Short-term vacation rental Though the property is situated in a strong tourism area of central Lisbon, its €1,295,000 listing price limits its attractiveness for short-term vacation rentals with a gross yield of only 2.3%, indicating a modest potential for investment returns. Consequently, while the neighborhood rates well in amenities and tenant quality, its fair valuation status suggests that the current pricing may not optimize short-term rental income. Buy-and-hold With a fair value of €1,182,209 compared to the listing price of €1,295,000, this buy-and-hold strategy reflects a compelling argument for property appreciation in central Lisbon, yet the modest 2.3% yield could hinder immediate cash flow. Thus, while the prospect of long-term value retention exists, the property’s current pricing aligns it firmly within a fairly valued category, indicating potential market risks over time.
Tenant turnover risk High tenant turnover may occur due to the 70/100 tenant stability score, potentially affecting cash flow and occupancy rates negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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