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, energy rating C. Located on rua da Barroca, 123, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy features: This ground-floor apartment offers a unique opportunity to convert a traditional Lisbon-style setting into a personalized living space amidst the vibrant atmosphere of Bairro Alto, with significant potential for value appreciation post-renovation.
The valuation. The asking price of €205,000 sits €12,734 (5.8%) below the fair value of €217,734, indicating the property is priced appropriately given its condition. This valuation suggests no immediate opportunity for profit through price negotiation.
Fair value modelled at €217,734 from 6 comparable sales in the area. Asking €205,000 sits €12,734 (5.8%) below — the upside to fair value.
Asking €205,000 versus the rua da Barroca, 123 area baseline of €297,058 (€7,617/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 15/100 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 €297,058, adjusted for condition and micro-location, gives a modelled fair value of €217,734 (€5,583/m²), a €12,734 (5.8%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Barroca, 123 | Subject | €205,000 | €5,256 | — | 12 | 91 |
| rua da Cruz a Alcântara | Active | €215,000 | €3,258 | 38.0% | — | 78 |
| Campo de Ourique · 6a956e | Active | €440,000 | €5,366 | 2.1% | 18 | 83 |
| Misericórdia · 8312c3 | Active | €290,000 | €7,250 | 37.9% | 25 | 81 |
| Penha de França · 7cad56 | Active | €450,000 | €4,945 | 5.9% | 20 | 81 |
| Median comp | €365,000 | €5,156 | 1.9% | 20 | 81 |
Long-term rental This 1-bed apartment in Misericórdia has a fair value aligned with its asking price, making it a stable choice for long-term tenants. The 6.1% gross yield supports ongoing cash flow, despite the property's condition rating of 15/100 requiring future renovations. Short-term vacation rental Although priced at €205,000, which is 5.8% below the fair value, the prime location in Lisbon enhances its appeal as a short-term vacation rental. However, the low condition rating indicates significant investment may be needed to attract tourists effectively. Buy-and-hold Holding this property could be wise given its favorable neighborhood score of 91/100, suggesting strong future demand. While the fair valuation reflects balanced pricing, the condition of the apartment will necessitate ongoing attention for maintenance and potential upgrades.
Tenant turnover risk High tenant turnover could occur despite an 88/100 tenant stability score, indicating potential vacancies and income disruption if tenants are less satisfied than expected.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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