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 77 m² on the 2nd floor, energy rating C. Located on rua da Barroca, 123, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment is located on the iconic Rua da Barroca, providing direct access to the vibrant nightlife and artistic culture of Bairro Alto, emphasizing its unique historical charm.
The valuation. The asking price of €320,000 sits €13,031 or 4.2% above the fair value of €306,969. Overall, the property is assessed as being priced fairly for its location and condition.
Fair value modelled at €306,969 from 6 comparable sales in the area. Asking €320,000 sits €13,031 (4.2%) above — overpriced versus fair value.
Asking €320,000 versus the rua da Barroca, 123 area baseline of €397,781 (€5,166/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 40/100 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 €397,781, adjusted for condition and micro-location, gives a modelled fair value of €306,969 (€3,987/m²), a €13,031 (4.2%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Barroca, 123 | Subject | €320,000 | €4,156 | — | 35 | 90 |
| rua Eça de Queiroz | Active | €235,000 | €3,219 | 22.5% | 45 | 86 |
| rua Eça de Queiroz | Active | €235,000 | €3,219 | 22.5% | 48 | 87 |
| Penha de França · 33bdb3 | Active | €150,000 | €3,488 | 16.1% | — | 84 |
| estrada do Loureiro | Active | €148,000 | €4,485 | 7.9% | — | 81 |
| Median comp | €192,500 | €3,354 | 19.3% | 47 | 85 |
Long-term rental This 2-bed apartment in Misericórdia offers a fair gross yield of 5.9%, which indicates a stable income potential aligned with its fair market price of €320,000. The strong neighbourhood rating of 90/100 supports its attractiveness for long-term tenants seeking quality urban living in Lisbon. Buy-and-hold With a current fair valuation of €306,969, acquiring this apartment at €320,000 aligns with a buy-and-hold strategy that anticipates gradual appreciation in a desirable central area. The continued attractiveness of Misericórdia, evidenced by its high neighbourhood score, makes this property suitable for building long-term wealth despite the current price being only marginally over fair value. Short-term vacation rental Given the apartment's gross yield of 5.9% and robust neighbourhood score, it presents a potentially lucrative opportunity for a short-term vacation rental strategy, provided management costs are carefully controlled. However, the property's condition rating of 40/100 may necessitate renovations that could impact initial profitability, matching the property's fair valuation rather than indicating an outright bargain. Not ideal for student housing While the apartment's location in central Lisbon is conducive for many rental types, its fair valuation does not support the lower margins typically associated with student housing. Furthermore, the property’s current condition score suggests it may not attract the typical standard required for students looking for quality accommodations.
Potential Economic Downturn The high economic stability score of 90/100 may suggest resilience, but it can also indicate that market saturation or overvaluation risks exist, potentially leading to reduced demand for rental properties.
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