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, 1-bathroom duplex of 85 m², energy rating E. Located on rua dos Poiais de São Bento, Misericórdia parish, Lisbon municipality, Lisbon district. This duplex offers a unique blend of historic charm with modern finishes and features a balcony overlooking a vibrant street, enhancing its appeal in a lively neighborhood.
The valuation. The asking price of €450,000 exceeds the fair value of €421,136 by €28,864 (6.9%). This positions the property fairly within the market, supporting a stable investment opportunity for potential buyers.
Fair value modelled at €421,136 from 6 comparable sales in the area. Asking €450,000 sits €28,864 (6.9%) above — overpriced versus fair value.
Asking €450,000 versus the rua dos Poiais de São Bento area baseline of €393,552 (€4,630/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €393,552, adjusted for condition and micro-location, gives a modelled fair value of €421,136 (€4,955/m²), a €28,864 (6.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Poiais de São Bento | Subject | €450,000 | €5,294 | — | 70 | 83 |
| calçada do Combro, 101, 4 | Active | €500,000 | €5,556 | 4.9% | 78 | 83 |
| rua Heróis de Quionga, 40 | Active | €330,000 | €4,125 | 22.1% | 72 | 83 |
| rua Dom Carlos de Mascarenhas, 98 | Active | €560,000 | €5,091 | 3.8% | 73 | 78 |
| rua de Campolide | Active | €530,000 | €4,818 | 9.0% | 72 | 78 |
| Median comp | €515,000 | €4,955 | 6.4% | 73 | 81 |
Long-term rental This property is priced at €450,000, which is 6.9% above the fair value of €421,136, indicating a fair valuation rather than an investment opportunity. The gross yield of 4.4% reflects a stable rental income potential, making it suitable for long-term tenants in a centrally located neighborhood with strong amenities. Buy-and-hold Despite the property's price being slightly above fair value, the strong location in Misericórdia supports consistent rental demand and long-term appreciation potential. With a condition score of 74/100 and a neighborhood rating of 83/100, the property stands to benefit from Lisbon's robust economic growth over time. Family rental Positioned within a highly desirable area, this property may serve well as a family rental, given its size and decent condition score of 74/100. The fair valuation suggests that while immediate price appreciation may not be expected, the investment remains sound due to the location's favorable living conditions and amenities available for families.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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