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 63 m² on the 1st floor, energy rating C. Located on rua Marcos de Portugal, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a balcony with access from the living area, offering an ideal space for outdoor relaxation and enjoying city views. Potential for elevator installation adds future value to the property.
The valuation. The asking price of €698,000 is significantly above the fair value of €441,984, representing a difference of €256,016 (57.9%). This property is considered overpriced based on current market conditions. Buy-to-flip angle. A resale strategy would require a market repositioning, but given its current inflated value, potential profit margins may be squeezed. It could take significant investment in renovations to see worthwhile returns. Buy-to-let angle. The estimated rental income of €1,512/month yields about 2.6%, indicating a low return for long-term rental investment. The central Lisbon location does attract tenants, yet the asking price limits profitability.
Fair value modelled at €441,984 from 6 comparable sales in the area. Asking €698,000 sits €256,016 (57.9%) above — overpriced versus fair value.
Asking €698,000 versus the rua Marcos de Portugal area baseline of €402,706 (€6,392/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €402,706, adjusted for condition and micro-location, gives a modelled fair value of €441,984 (€7,016/m²), a €256,016 (57.9%) gap versus the €698,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Marcos de Portugal | Subject | €698,000 | €11,079 | — | 78 | 80 |
| rua do Vale de Santo António | Active | €349,900 | €7,445 | 32.8% | 88 | 82 |
| São Vicente · 93860c | Active | €379,900 | €8,083 | 27.0% | 75 | 85 |
| rua Conselheiro Arantes Pedroso, 41 | Active | €450,000 | €7,031 | 36.5% | 75 | 85 |
| rua dos Mouros, 23 | Active | €365,000 | €6,186 | 44.2% | 80 | 85 |
| Median comp | €372,450 | €7,238 | 34.7% | 78 | 85 |
Long-term rental The property is listed at €698,000, significantly higher than the fair value of €441,984, indicating a 57.9% premium that makes it an expensive long-term rental option with a low gross yield of 2.6%. Given the market dynamics in central Lisbon, this investment is not ideal for capturing strong rental income relative to its price. Short-term vacation rental While central Lisbon offers strong demand for vacation rentals, the property's price of €698,000 versus a fair value of €441,984 suggests it is overpriced by 57.9%, which could erode potential returns. The gross yield of 2.6% further highlights the financial impracticality of this investment strategy. Buy-and-hold At a listing price of €698,000, the apartment is overpriced compared to a fair value of €441,984, representing a substantial gap of 57.9%. The low yield of 2.6% raises concerns about the long-term profitability of holding this property for future appreciation in an already competitive market.
Economic downturn risk A high economic stability score of 90/100 suggests a robust market, but any unexpected downturn could significantly impact tenant stability, currently rated at 80/100, potentially leading to increased vacancy rates or lower rental income.
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