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 50 m² on the 2nd floor, energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features a stylish open-concept kitchen with high-quality appliances, granting a contemporary feel, while large windows ensure abundant natural light throughout the living spaces.
The valuation. The asking price of €390,000 is significantly above the fair value of €306,304, creating an overpriced situation by €83,696 (27.3%). This elevated price may deter potential buyers looking for value.
Fair value modelled at €306,304 from 6 comparable sales in the area. Asking €390,000 sits €83,696 (27.3%) above — overpriced versus fair value.
Asking €390,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €268,632 (€5,373/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 €268,632, adjusted for condition and micro-location, gives a modelled fair value of €306,304 (€6,126/m²), a €83,696 (27.3%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · ec183b | Subject | €390,000 | €7,800 | — | 85 | 90 |
| rua dos Sete Moinhos, 70 | Active | €299,000 | €5,436 | 30.3% | 80 | 84 |
| calçada do Conde de Pombeiro | Active | €285,000 | €5,182 | 33.6% | 80 | 88 |
| rua Marcos Portugal, 73 | Active | €335,000 | €8,816 | 13.0% | 80 | 80 |
| Campolide · 6d5576 | Active | €299,000 | €5,155 | 33.9% | 78 | 84 |
| Median comp | €299,000 | €5,309 | 31.9% | 80 | 84 |
Long-term rental This 1-bed apartment's listing price of €390,000 represents a 27.3% gap from its fair value, indicating an overpriced asset for the long-term rental strategy. Given the 3.6% yield and strong neighborhood rating of 90/100, the financial metrics do not support the current asking price. Buy-and-hold The property in Misericórdia, while located in a prime urban area with high housing demand, is priced above its fair value at €390,000. Although the area has great amenities and stable tenant quality, the long-term appreciation potential is hampered by the significant overpricing observed. Luxury market With a listing price of €390,000, this property enters the luxury market bracket yet is still 27.3% above its fair value, rendering it overpriced. Despite its favorable condition rating of 82/100 and desirable location, the pricing does not align with market expectations in the luxury segment.
Economic volatility risk With an economic stability score of 90/100, any sudden downturn could disproportionately affect tenants rated at 85/100, potentially leading to increased vacancy rates and reduced 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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