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.
3-bedroom, 2-bathroom duplex of 151 m², built in 2020, energy rating B. Located on avenida Dom Carlos I, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This duplex includes expansive terraces offering panoramic views over Lisbon and the Tagus, creating a seamless blend of indoor and outdoor living. Amenities: Residents enjoy a private gym and concierge service, enhancing the urban living experience.
The valuation. The asking price of €1,690,000 is notably above the fair value of €1,205,434, indicating an excessive premium of €484,566 (40.2%). This property can be classified as overpriced.
Fair value modelled at €1,205,434 from 6 comparable sales in the area. Asking €1,690,000 sits €484,566 (40.2%) above — overpriced versus fair value.
Asking €1,690,000 versus the avenida Dom Carlos I area baseline of €1,066,149 (€7,061/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €1,066,149, adjusted for condition and micro-location, gives a modelled fair value of €1,205,434 (€7,983/m²), a €484,566 (40.2%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Carlos I | Subject | €1,690,000 | €11,192 | — | 82 | 82 |
| Misericórdia · 622ae2 | Active | €1,750,000 | €13,780 | 23.1% | 88 | 78 |
| Santa Maria Maior · 4bc154 | Active | €850,000 | €5,743 | 48.7% | 85 | 82 |
| rua do Arco da Graça | Active | €670,000 | €4,891 | 56.3% | 77 | 80 |
| largo de Camoes | Active | €1,250,000 | €8,681 | 22.4% | 74 | 89 |
| Median comp | €1,050,000 | €7,212 | 35.6% | 81 | 81 |
Long-term rental The property is overpriced at €1,690,000 compared to its fair value of €1,205,434, reflecting a 40.2% gap. With a gross yield of only 2.2%, this investment may not provide adequate returns in the long-term rental market. Buy-and-hold At €1,690,000, this duplex is significantly above its fair value, indicating that it is overpriced and may not appreciate sufficiently in the future. Investors adopting a buy-and-hold strategy might find this property fails to deliver competitive value growth over time. Short-term vacation rental While the location near Lisbon city center makes the property appealing for short-term vacation rentals, its price of €1,690,000 is overly inflated compared to the fair value of €1,205,434. The 2.2% gross yield fails to justify the investment risk associated with a short-term rental strategy in this overpriced market.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and maintenance costs.
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