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.
2-bedroom, 1-bathroom duplex of 93 m². Located on rua da Boavista, 170, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property includes a recently renovated balcony with city views, enhancing outdoor living while preserving the building's historic charm. Location: Situated in the vibrant Santos neighborhood, it offers easy access to Lisbon's cultural hotspots and transportation. Investment Potential: Ideal for both personal use and lucrative rental income. Condition: Fully renovated with high-quality finishes, this duplex combines modern comforts with traditional aesthetics.
The valuation. The asking price of €450,000 is €36,418 higher than the fair value of €413,582, reflecting an 8.8% premium. This places the property at a fair valuation, given its quality and location in a vibrant area of Lisbon.
Fair value modelled at €413,582 from 6 comparable sales in the area. Asking €450,000 sits €36,418 (8.8%) above — overpriced versus fair value.
Asking €450,000 versus the rua da Boavista, 170 area baseline of €365,858 (€3,934/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €365,858, adjusted for condition and micro-location, gives a modelled fair value of €413,582 (€4,447/m²), a €36,418 (8.8%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Boavista, 170 | Subject | €450,000 | €4,839 | — | 76 | 78 |
| rua Comandante António Feio | Active | €218,000 | €3,028 | 37.4% | 75 | 83 |
| Estrela · 133b50 | Active | €550,000 | €5,000 | 3.3% | 70 | 79 |
| Misericórdia · 8317f7 | Active | €544,500 | €5,613 | 16.0% | 75 | 95 |
| rua Lopes | Active | €475,000 | €3,958 | 18.2% | 80 | 83 |
| Median comp | €509,750 | €4,479 | 7.4% | 75 | 83 |
Long-term rental The property presents a gross yield of 4.6%, indicating a stable return on a long-term rental strategy in the central Lisbon market. Given the fair value of €413,582 compared to the listing price of €450,000, this property is in line with rental demand, yet requires a careful evaluation of pricing. Buy-and-hold Acquiring this duplex at the current listing price aligns with a buy-and-hold strategy in an urban locale like Misericórdia, known for its access to amenities and employment centers. Although the gap against fair value is only 8.8%, the current price suggests that the investor should monitor for better entry points to enhance profitability over time. Luxury market Positioned in a desirable neighborhood, this duplex may appeal to buyers in the luxury market; however, the price reflects its fair valuation rather than a distinctive luxury opportunity. With both conditions rated at 78/100, this property may not fully resonate with high-end expectations despite its advantageous location.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could result in increased vacancy rates and associated costs.
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