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 34 m², built in 1951, energy rating C. Located on rua do Sol a Santa Catarina, 17B, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a multifunctional living area that comfortably accommodates a dining space for four, ideal for both entertaining and remote work, complemented by proximity to cultural landmarks and transport hubs.
The valuation. The asking price of €195,000 sits €24,492 (14.4%) above the fair value of €170,508. This property is considered overpriced given its valuation metrics.
Fair value modelled at €170,508 from 6 comparable sales in the area. Asking €195,000 sits €24,492 (14.4%) above — overpriced versus fair value.
Asking €195,000 versus the rua do Sol a Santa Catarina, 17B area baseline of €159,706 (€4,697/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €159,706, adjusted for condition and micro-location, gives a modelled fair value of €170,508 (€5,015/m²), a €24,492 (14.4%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Sol a Santa Catarina, 17B | Subject | €195,000 | €5,735 | — | 72 | 91 |
| rua Actor Tasso | Active | €395,000 | €5,130 | 10.6% | 80 | 82 |
| rua de São Ciro, 57 | Active | €245,000 | €4,900 | 14.6% | 70 | 80 |
| rua da Caridade | Active | €325,000 | €6,500 | 13.3% | 80 | 91 |
| rua das Madres, 100 | Active | €220,000 | €4,783 | 16.6% | 62 | 86 |
| Median comp | €285,000 | €5,015 | 12.6% | 75 | 84 |
Long-term rental The property is priced at €195,000, which is 14.4% above the fair value of €170,508, indicating it is overpriced for long-term rental investments. With a gross yield of 6.1% and a strong neighborhood rating of 91/100, the potential returns may not justify the initial investment cost. Short-term vacation rental Despite the favorable neighborhood conditions, the €195,000 listing price places the property at a 14.4% premium over the fair value of €170,508, rendering it overpriced for short-term vacation rental opportunities. The property’s yield of 6.1% does not adequately compensate for the indicated overvaluation, potentially limiting profitability. Luxury market As an overpriced asset selling at €195,000, 14.4% above its fair value of €170,508, this apartment does not fit the investment criteria for the luxury market. Its condition rating of 74/100 further diminishes its appeal in a segment that typically expects high-value returns and impeccable quality. Not ideal for Due to its overpriced status, this property is not a candidate for student housing as the financial metrics suggest inefficient investment. Additionally, its pricing makes it unfit for value-add renovation or rural development strategies, as these typically require a more favorable entry point.
Tenant turnover risk: Despite a high tenant stability score of 88/100, any unexpected economic downturn could still increase tenant turnover, impacting rental income and vacancy rates.
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