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 40 m², energy rating C. Located on rua da Misericórdia, Santa Maria Maior parish, Lisbon municipality, Lisbon district. This apartment is ideally located just minutes from renowned wine cellars and stunning beaches, offering a perfect blend of cultural and natural attractions right at your doorstep.
The valuation. The asking price of €334,900 is significantly above the fair value of €276,815, representing a premium of €58,085 (21.0%). This indicates the property is overpriced in the current market. Buy-to-flip angle. Given the high-quality finishes and desirable neighbourhood, a buy-to-flip strategy could yield a profitable resale by capitalizing on the luxury market demand. Enhancements may enhance return potential. Buy-to-let angle. The estimated rental income of €977/month offers a gross yield of 3.5%, making it a viable option for long-term rental in a sought-after area of Lisbon. This consistent income stream aligns with the investment strategy.
Fair value modelled at €276,815 from 6 comparable sales in the area. Asking €334,900 sits €58,085 (21.0%) above — overpriced versus fair value.
Asking €334,900 versus the rua da Misericórdia area baseline of €262,209 (€6,555/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 €262,209, adjusted for condition and micro-location, gives a modelled fair value of €276,815 (€6,920/m²), a €58,085 (21.0%) gap versus the €334,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Misericórdia | Subject | €334,900 | €8,373 | — | 78 | 90 |
| Arroios · 6d52ef | Active | €240,000 | €4,898 | 41.5% | 85 | 89 |
| São Vicente · 86cb7f | Active | €285,000 | €5,938 | 29.1% | 76 | 81 |
| rua da Misericórdia | Active | €334,900 | €8,373 | 0% | 80 | 78 |
| largo das Olarias, 8 | Active | €230,000 | €5,111 | 39.0% | 80 | 85 |
| Median comp | €262,500 | €5,525 | 34.0% | 80 | 83 |
Long-term rental This 1-bed apartment in Santa Maria Maior, priced at €334,900, is currently 21.0% above its fair value of €276,815. With a gross yield of 3.5%, the investment potential in the long-term rental market is limited due to the overpriced nature of the property. Buy-and-hold Holding this property for appreciation appears less favorable, given its current price exceeds fair market value. The strong neighborhood quality may support moderate appreciation, but at present, it does not compensate for the significant price gap. Luxury market While situated in a desirable area, the apartment's execution in the luxury market is hindered by its overpriced listing of €334,900. Investors might find it challenging to justify such a premium when considering the fair market value of €276,815 and the property’s average condition rating of 82/100.
Economic downturn risk With an economic stability score of 90, a significant downturn could still impact tenant stability, which, at 80, indicates potential for vacancy rates to increase if the economy falters.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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