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 99 m², energy rating D. Located on rua da Emenda, 65, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment's unique transformation into a 1-bedroom + 1 configuration enhances versatility, while its proximity to cultural hotspots in Chiado enables an enriched urban lifestyle.
The valuation. The asking price of €485,000 is positioned below the fair value of €550,941, representing a discount of €65,941 (12.0%). This situation indicates that the property is underpriced and presents a compelling investment opportunity.
Fair value modelled at €550,941 from 6 comparable sales in the area. Asking €485,000 sits €65,941 (12.0%) below — the upside to fair value.
Asking €485,000 versus the rua da Emenda, 65 area baseline of €578,498 (€5,843/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €578,498, adjusted for condition and micro-location, gives a modelled fair value of €550,941 (€5,565/m²), a €65,941 (12.0%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Emenda, 65 | Subject | €485,000 | €4,899 | — | 62 | 80 |
| Campolide · 483df5 | Active | €300,000 | €3,000 | 38.8% | — | 81 |
| rua de São Bento | Active | €390,000 | €5,571 | 13.7% | — | 81 |
| Misericórdia · 4392f8 | Active | €255,700 | €5,559 | 13.5% | — | 81 |
| rua das Madres, 100 | Active | €220,000 | €4,783 | 2.4% | 62 | 86 |
| Median comp | €277,850 | €5,171 | 5.6% | 62 | 81 |
Long-term rental The 1-bed apartment in Misericórdia, listed at €485,000, shows a potential upside with a fair value of €550,941, suggesting it is underpriced with a gap of 12.0%. This property offers a gross yield of 4.5%, making it an attractive option for long-term rental in a high-demand area of Lisbon. Short-term vacation rental Given the strategic location in central Lisbon, the apartment's listing price is favorable compared to its fair value of €550,941, indicating it is underpriced. The thriving tourism sector in the neighborhood can potentially enhance short-term rental income, leveraging the property’s competitive yield. Luxury market This 1-bed apartment, positioned in a desirable area and listed at €485,000 against a fair value of €550,941, highlights its underpriced status with a notable 12.0% gap. The combination of its condition rating and neighborhood quality positions it well for a luxury rental appeal in Lisbon's competitive market.
Economic Dependence on High Scores The property benefits from a strong economic stability score of 90, which may not fully mitigate risks associated with a tenant stability score of 70, potentially leading to inconsistent rental income.
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