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 180 m² on the 1st floor, energy rating D. Located on rua de São Paulo, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a double living room with elegant proportions and a large suite with a spacious closet that enhance its luxurious appeal.
The valuation. The asking price of €880,000 sits €41,729 (4.5%) below the fair value of €921,729, indicating that the property is priced fairly in the current market.
Fair value modelled at €921,729 from 6 comparable sales in the area. Asking €880,000 sits €41,729 (4.5%) below — the upside to fair value.
Asking €880,000 versus the rua de São Paulo area baseline of €865,354 (€4,808/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €865,354, adjusted for condition and micro-location, gives a modelled fair value of €921,729 (€5,121/m²), a €41,729 (4.5%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Paulo | Subject | €880,000 | €4,889 | — | 75 | 86 |
| rua Eduardo Costa, 4 | Active | €360,000 | €3,711 | 24.1% | 74 | 85 |
| rua Carlos da Maia, 43, 1º | Active | €600,000 | €5,607 | 14.7% | 68 | 83 |
| rua Prior Coutinho | Active | €530,000 | €6,163 | 26.1% | 75 | 84 |
| Almada, Cova da Piedade, Pragal e Cacilhas · efdc30 | Active | €410,000 | €3,015 | 38.3% | 72 | 74 |
| Median comp | €470,000 | €4,659 | 4.7% | 73 | 84 |
Short-term vacation rental The property offers a favorable yield of 4.8%, indicating potential for robust cash flow within the short-term rental market. However, with the asking price at €880,000 being only 4.5% below fair value, any investment may have limited upside in terms of appreciation. Long-term rental The 3-bed apartment is well-situated in a neighborhood rated 86/100, which suggests strong tenant quality and demand for long-term rentals. While the apartment's condition is rated at 75/100, it maintains a yield of 4.8%, aligning well with long-term investment opportunities but still reflecting its fair valuation status. Luxury market Positioned in a desirable area of Lisbon, the apartment’s features and size appeal to the luxury market demographic. Given the property is currently priced at €880,000, only marginally below fair value, it does not present a substantial opportunity for luxury investment given its fair valuation. Not ideal for: Student housing, Agricultural investment, Industrial use The property’s configuration and location do not cater to the needs of student housing, which tends to require smaller, more affordable units. Additionally, its setting in a city center makes it unsuitable for agricultural or industrial investments, as these require different environments.
Potential economic downturn The high economic stability score of 90/100 may not fully mitigate risks associated with a sudden economic downturn that could impact tenant stability, currently rated at 80/100.
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