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 62 m² on the 1st floor, built in 1930, energy rating E. Located on rua da Cruz dos Poiais, 20, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This renovated apartment features two balconies that enhance natural light and offer stunning views, while the unique design includes a flexible space that can serve as a closet or office.
The valuation. The asking price of €430,000 is €42,421 (10.9%) above the fair value of €387,579, indicating that the property is overpriced based on current market conditions. This discrepancy suggests caution for potential investors.
Fair value modelled at €387,579 from 6 comparable sales in the area. Asking €430,000 sits €42,421 (10.9%) above — overpriced versus fair value.
Asking €430,000 versus the rua da Cruz dos Poiais, 20 area baseline of €332,586 (€5,364/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €332,586, adjusted for condition and micro-location, gives a modelled fair value of €387,579 (€6,251/m²), a €42,421 (10.9%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cruz dos Poiais, 20 | Subject | €430,000 | €6,935 | — | 85 | 88 |
| calçada dos Mestres | Active | €515,000 | €6,603 | 4.8% | 76 | 79 |
| Penha de França · ba57b1 | Active | €338,000 | €5,281 | 23.9% | 85 | 91 |
| avenida General Roçadas | Active | €350,000 | €5,645 | 18.6% | 72 | 90 |
| Santo António · 91131b | Active | €429,000 | €7,661 | 10.5% | 85 | 82 |
| Median comp | €389,500 | €6,124 | 11.7% | 81 | 86 |
Long-term rental The current listing price of €430,000 for this 1-bed apartment in Misericórdia leaves it at a 10.9% gap above the fair value of €387,579, indicating that it is overpriced for long-term rental investment. While the property has a strong condition rating of 85/100 and is situated in a desirable neighborhood with an 88/100 rating, the yield of 3.5% gross does not justify the elevated price. Short-term vacation rental With an asking price of €430,000, this apartment is overpriced by 10.9% compared to the fair value of €387,579, which could hamper its attractiveness for short-term vacation rentals. Though the neighborhood is appealing and amenities are nearby, the gross yield of 3.5% does not present a compelling investment in this rental strategy. Buy-and-hold The €430,000 listing for the apartment represents a 10.9% premium over its fair value of €387,579, classifying it as overpriced for a buy-and-hold strategy. Even with favorable conditions and neighborhood ratings, the modest yield of 3.5% raises concerns about its long-term appreciation potential at this price point.
Tenant turnover risk High tenant turnover could occur despite an 80/100 tenant stability score, indicating potential vacancy challenges that may affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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