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.
6-bedroom, 4-bathroom apartment of 184 m² on the 1st floor, built in 2000, energy rating B. Located on rua de São Paulo, 130, Misericórdia parish, Lisbon municipality, Lisbon district. This spacious apartment features multiple outdoor spaces, including a patio and balconies, offering excellent solar exposure and a unique opportunity for creation in downtown Lisbon.
The valuation. The asking price of €1,300,000 is €260,145 (25.0%) above the fair value of €1,039,855, indicating that the property is overpriced. This suggests potential difficulties in achieving a profitable exit at this price point.
Fair value modelled at €1,039,855 from 6 comparable sales in the area. Asking €1,300,000 sits €260,145 (25.0%) above — overpriced versus fair value.
Asking €1,300,000 versus the rua de São Paulo, 130 area baseline of €1,300,948 (€7,070/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 34/100 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 €1,300,948, adjusted for condition and micro-location, gives a modelled fair value of €1,039,855 (€5,651/m²), a €260,145 (25.0%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Paulo, 130 | Subject | €1,300,000 | €7,065 | — | 28 | 79 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 16265e | Active | €649,000 | €3,019 | 57.3% | — | 80 |
| Arroios · 16269e | Active | €1,150,000 | €5,044 | 28.6% | 48 | 78 |
| Estrela · 9119c3 | Active | €630,000 | €5,575 | 21.1% | 36 | 78 |
| rua de São Bento, 137 | Active | €1,850,000 | €5,728 | 18.9% | — | 78 |
| Median comp | €899,500 | €5,310 | 24.9% | 42 | 78 |
Long-term rental This 6-bed apartment in Misericórdia, listed at €1,300,000, is overpriced by 25% compared to the fair value of €1,039,855. With a low yield of 2.3% and a condition score of 34/100, this property poses substantial risk for long-term rental investments. Short-term vacation rental The current listing price of €1,300,000 reflects a 25% premium over its fair value, making it an overly expensive option for short-term vacation rentals in the vibrant Misericórdia area. With a condition score of 34/100, potential guests may not find the value justifiable, impacting occupancy rates. Luxury market Despite being situated in a desirable neighbourhood with a score of 79/100, the €1,300,000 asking price represents a significant overvaluation of 25% against its fair market value. The apartment's condition at 34/100 further detracts from its appeal in the luxury market, indicating that potential buyers may seek better value elsewhere.
Potential Tenant Turnover Risk The tenant stability score of 60/100 indicates a higher likelihood of turnover, which could lead to increased vacancy rates and associated costs.
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