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 house of 67 m², energy rating F. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property offers unique urban potential for expansion or renovation, highlighted by technical insights from the Olhão Municipal Chamber regarding potential future interventions.
The valuation. The asking price of €318,000 sits significantly above fair value, which is assessed at €191,927, resulting in a disparity of €126,073 (65.7%). The property is deemed overpriced. Buy-to-flip angle. A buy-to-flip strategy would require careful renovation to update the outdated elements and enhance appeal, aiming for a quick resale to capitalize on the high demand in central Lisbon. Buy-to-let angle. The estimated rental income of €1,590 per month offers a gross yield of 6%, making it a viable option for long-term rental in the desirable Misericórdia neighborhood that attracts steady tenants.
Fair value modelled at €191,927 from 6 comparable sales in the area. Asking €318,000 sits €126,073 (65.7%) above — overpriced versus fair value.
Asking €318,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €209,064 (€3,120/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 is below the parish average, reducing 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 €209,064, adjusted for condition and micro-location, gives a modelled fair value of €191,927 (€2,865/m²), a €126,073 (65.7%) gap versus the €318,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · 7caa7a | Subject | €318,000 | €4,746 | — | 60 | 91 |
| Estrela · 3a7420 | Active | €195,000 | €3,900 | 17.8% | 68 | 83 |
| travessa da Trabuqueta | Active | €299,000 | €5,980 | 26.0% | 70 | 80 |
| avenida General Roçadas | Active | €310,000 | €3,229 | 32.0% | 65 | 87 |
| calçada da Quintinha | Active | €255,000 | €2,198 | 53.7% | — | 80 |
| Median comp | €277,000 | €3,565 | 24.9% | 68 | 82 |
Luxury market The property in Misericórdia is subject to high demand, yet its valuation exceeds fair value by 65.7%, indicating a significant risk for luxury investors. The 6% gross yield does not justify the price, as premium buyers typically seek both prestige and value. Long-term rental Although the neighborhood boasts a tenant quality rating of 91/100, this property’s current price of €318,000 significantly exceeds its fair value, making it an unattractive long-term rental option. The 6% gross yield is undermined by the overpricing, diminishing the return potential for long-term investors. Buy-and-hold Given the property’s fair value is €191,927 and it is listed at €318,000, the disparity suggests that potential appreciation may not offset the initial overvaluation for buy-and-hold strategies. Investors should be cautious, as the 6% gross yield fails to compensate for the high entry price in an already overpriced market.
Market Sensitivity The property is highly exposed to economic fluctuations due to the high economic stability score of 92/100, which indicates that minor downturns could significantly affect tenant occupancy and rent prices despite a tenant stability score of 88/100 suggesting relatively reliable renters.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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