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 68 m² on the 3rd floor, built in 2018, energy rating B. Located on rua do Alecrim, 22, Misericórdia parish, Lisbon municipality, Lisbon district. The property features an active Short-Term Rental License, offering a lucrative investment opportunity in a vibrant area surrounded by Lisbon's rich cultural heritage.
The valuation. The asking price of €750,000 is significantly above the fair value of €611,506, representing an overvaluation of €138,494 (22.6%). This indicates that the property is overpriced in the current market. Buy-to-flip angle. A short-term resale strategy could capitalize on the apartment's high-quality finishes and prime location in central Lisbon, but given its overpriced nature, achieving a profit through flipping may be challenging. Buy-to-let angle. With an estimated monthly rental income of €1,438, the gross yield stands at 2.3%. The high demand in this urban area suggests that the apartment could attract long-term tenants, but the yield remains relatively low.
Fair value modelled at €611,506 from 6 comparable sales in the area. Asking €750,000 sits €138,494 (22.6%) above — overpriced versus fair value.
Asking €750,000 versus the rua do Alecrim, 22 area baseline of €566,971 (€8,338/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €566,971, adjusted for condition and micro-location, gives a modelled fair value of €611,506 (€8,993/m²), a €138,494 (22.6%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Alecrim, 22 | Subject | €750,000 | €11,029 | — | 80 | 78 |
| rua do Arsenal | Active | €460,000 | €10,000 | 9.3% | 82 | 84 |
| Misericórdia · 09029e | Active | €550,000 | €8,730 | 20.8% | 84 | 86 |
| rua do Arsenal | Active | €460,000 | €9,583 | 13.1% | 80 | 80 |
| praça Luis da Camões, 6 | Active | €442,000 | €7,893 | 28.4% | 80 | 90 |
| Median comp | €460,000 | €9,157 | 17.0% | 81 | 85 |
Long-term rental This property is overpriced at €750,000 compared to a fair value of €611,506, indicating a significant gap of 22.6%. With a gross yield of only 2.3%, the financial returns do not justify the high purchase price in the current market conditions. Short-term vacation rental With a fair value of €611,506 and a listing price of €750,000, the 22.6% gap suggests this investment is not financially sound. The property's gross yield of 2.3% further highlights how the asking price may fail to attract profitable short-term rental returns. Family rental The property is listed at €750,000 while its fair value is significantly lower at €611,506, reflecting a 22.6% overpricing. The current gross yield of 2.3% indicates that purchasing this property for family rental purposes may not be financially viable. Not ideal for: Student housing, Industrial use, Rural agriculture.
Tenant turnover risk The tenant stability score of 70/100 indicates potential challenges with occupancy, which could lead to increased costs for finding new tenants and potential periods of vacancy.
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