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.
2-bedroom, 1-bathroom apartment of 53 m² on the 3rd floor, energy rating C. Located on rua da Barroca, 123, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes original 19th-century ceiling details, and a functional layout that allows for creative renovation possibilities to maximize the appealing central location.**
The valuation. The asking price of €270,000 is €23,733 (8.1%) below the fair value of €293,733. This positions the property at a reasonable valuation for its condition and location.
Fair value modelled at €293,733 from 6 comparable sales in the area. Asking €270,000 sits €23,733 (8.1%) below — the upside to fair value.
Asking €270,000 versus the rua da Barroca, 123 area baseline of €365,016 (€6,887/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 36/100 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 €365,016, adjusted for condition and micro-location, gives a modelled fair value of €293,733 (€5,542/m²), a €23,733 (8.1%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Barroca, 123 | Subject | €270,000 | €5,094 | — | 30 | 86 |
| Campo de Ourique · ee8956 | Active | €395,000 | €6,077 | 19.3% | 38 | 85 |
| rua da Barroca, 123 | Active | €190,000 | €5,000 | 1.9% | — | 80 |
| Misericórdia · 8313de | Active | €290,000 | €5,800 | 13.9% | 38 | 84 |
| rua da Barroca, 123 | Active | €215,000 | €5,513 | 8.2% | 25 | 83 |
| Median comp | €252,500 | €5,657 | 11.0% | 38 | 84 |
Long-term rental The property features a gross yield of 5.7%, making it an attractive option for long-term rental in a high-demand area of Lisbon. Despite its condition rating of 36/100, the central location and neighborhood quality score of 86/100 indicate a strong potential for steady rental income. Buy-and-hold With a fair value of €293,733, this property represents a reasonable buy-and-hold investment strategy in a desirable neighborhood known for its amenities. The slight gap of 8.1% from fair value suggests that while it's not a bargain, it can provide long-term appreciation potential in Lisbon's dynamic real estate market. Luxury market Positioned within a central area of Lisbon, this apartment can appeal to the luxury market due to the overall neighborhood quality, despite its need for renovation. The fair market assessment indicates that pricing aligns closely with market expectations, which supports a luxury positioning after desired improvements are made.
Economic sensitivity risk: Despite a strong economic stability score of 90/100, any sudden downturns could lead to reduced tenant demand, particularly since the tenant stability score is a relatively lower 80/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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