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 apartment of 72 m² on the 1st floor, energy rating D. Located Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts three traditional balcony doors, enhancing both its charm and access to fresh air in the vibrant heart of Lisbon's historical district. Atractivos Notáveis: Este apartamento possui três portas de varanda tradicionais, aumentando tanto o seu charme quanto o acesso ao ar fresco no vibrante coração do bairro histórico de Lisboa.
The valuation. The asking price of €780,000 significantly exceeds the fair value of €508,000 by €272,000 (53.5%). This indicates the property is overpriced and not aligned with current market valuations.
Fair value modelled at €508,000 from 6 comparable sales in the area. Asking €780,000 sits €272,000 (53.5%) above — overpriced versus fair value.
Asking €780,000 versus the Misericórdia, Lisbon, Lisbon area baseline of €443,491 (€6,160/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €443,491, adjusted for condition and micro-location, gives a modelled fair value of €508,000 (€7,056/m²), a €272,000 (53.5%) gap versus the €780,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Misericórdia · a0cb83 | Subject | €780,000 | €10,833 | — | 82 | 84 |
| alameda Dom Afonso Henriques | Active | €750,000 | €5,952 | 45.1% | 80 | 80 |
| Santo António · 0dcec4 | Active | €2,100,000 | €10,448 | 3.6% | 80 | 85 |
| rua de Moçambique, 28 | Active | €1,200,000 | €10,000 | 7.7% | 90 | 85 |
| Arroios · 6fb8e0 | Active | €520,000 | €4,000 | 63.1% | 82 | 78 |
| Median comp | €975,000 | €7,976 | 26.4% | 81 | 83 |
Long-term rental The current market value of €780,000 significantly exceeds the fair value of €508,000, indicating that this property is overpriced at a 53.5% gap. With a gross yield of only 2.2% and a strong neighborhood rating of 84/100, the long-term rental strategy may not provide sufficient returns to justify the investment. Short-term vacation rental At €780,000, this property is overpriced relative to its fair value of €508,000, presenting a 53.5% premium that could deter potential returns. Despite Lisbon's strong tourism market and a solid neighborhood rating, a gross yield of 2.2% fails to support the financial viability of short-term vacation rentals in this case. Buy-and-hold While the property is situated in a desired central Lisbon location with high demand, the significant gap between the listing price of €780,000 and the fair value of €508,000 indicates an overpriced investment. At a disappointing gross yield of 2.2%, the potential appreciation may not compensate for the excessive upfront cost associated with a buy-and-hold strategy.
Tenant turnover risk High tenant turnover could impact cash flow stability due to a tenant stability score of 75/100, indicating potential challenges in retaining quality tenants in the long term.
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