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 39 m² on the 1st floor, energy rating C. Located on rua da Barroca, 123, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy features: The apartment offers excellent potential for customization with its structural space and abundant natural light from two windows, making it ideal for innovative renovations.
The valuation. The asking price of €215,000 sits 7.2% below the fair value of €231,600, indicating that this property is priced fairly for potential buyers who are looking for value in the market. Buy-to-flip angle. The strategy here would involve renovating the apartment to address its dated materials and low-quality finishes, targeting a resale after improvements to take advantage of Lisbon's rising property values. Buy-to-let angle. With a gross yield of 5.8%, the rental income strategy could generate roughly €1,039/month, appealing to investors seeking steady cash flow in a high-demand rental market in central Lisbon.
Fair value modelled at €231,600 from 6 comparable sales in the area. Asking €215,000 sits €16,600 (7.2%) below — the upside to fair value.
Asking €215,000 versus the rua da Barroca, 123 area baseline of €296,932 (€7,614/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 26/100 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 €296,932, adjusted for condition and micro-location, gives a modelled fair value of €231,600 (€5,938/m²), a €16,600 (7.2%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Barroca, 123 | Subject | €215,000 | €5,513 | — | 25 | 83 |
| Misericórdia · 8313de | Active | €290,000 | €5,800 | 5.2% | 38 | 84 |
| Misericórdia · 8312c3 | Active | €290,000 | €7,250 | 31.5% | 25 | 81 |
| rua Braamcamp Freire, 20 | Active | €254,000 | €4,164 | 24.5% | 32 | 89 |
| Campo de Ourique · ee8956 | Active | €395,000 | €6,077 | 10.2% | 38 | 85 |
| Median comp | €290,000 | €5,939 | 7.7% | 35 | 85 |
Long-term rental The 1-bed apartment in Misericórdia presents a fair investment opportunity with a gross yield of 5.8%, supported by a strong neighbourhood rating of 83/100. Given the area’s high-quality amenities and transport links, securing tenants over the long term should be manageable, although the property's fair value indicates moderate price competition. Short-term vacation rental With a solid neighbourhood rating of 83/100, this property can appeal to short-term vacation renters despite being appraised at a fair value of €231,600. The potential yield of 5.8% is attractive, yet the apartment's condition score of 26/100 suggests that renovations may be necessary to maximize rental income. Buy-and-hold Investing in this 1-bed apartment as a buy-and-hold strategy is reasonable given the robust employment hub in Misericórdia and the decent gross yield of 5.8%. The valuation aligns with fair market expectations, indicating that while it may not represent an immediate win, it remains a stable investment for future appreciation in this central location. Not ideal for student housing Although central Lisbon is a desirable area for many residents, this specific 1-bed unit may not meet the typical criteria for student housing, especially with a fair value positioning. The apartment’s condition and targeted demographic preferences suggest that students might seek more affordable or larger accommodations near universities.
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 costs related to finding new tenants.
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