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, 3-bathroom apartment of 310 m², energy rating E. Located on rua Vítor Cordon, 37, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The unit offers approved plans for conversion into a T3 residential space, preserving the historical character of the old building while enhancing its functionality.
The valuation. The asking price of €1,375,000 is above the fair value of €1,266,640 by €108,360 (8.6%). This property is fairly valued, reflecting consistent market trends in the area.
Fair value modelled at €1,266,640 from 6 comparable sales in the area. Asking €1,375,000 sits €108,360 (8.6%) above — overpriced versus fair value.
Asking €1,375,000 versus the rua Vítor Cordon, 37 area baseline of €1,788,071 (€5,768/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 26/100 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 €1,788,071, adjusted for condition and micro-location, gives a modelled fair value of €1,266,640 (€4,086/m²), a €108,360 (8.6%) gap versus the €1,375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vítor Cordon, 37 | Subject | €1,375,000 | €4,435 | — | 20 | 79 |
| rua Dom Carlos de Mascarenhas, 29 | Active | €365,000 | €4,195 | 5.4% | 35 | 85 |
| travessa da Água da Flor | Active | €425,000 | €4,427 | 0.2% | 42 | 80 |
| rua Carlos Ribeiro, 3 | Active | €338,000 | €3,885 | 12.4% | — | 90 |
| Penha de França · 5b86bf | Active | €338,000 | €3,976 | 10.3% | 30 | 82 |
| Median comp | €351,500 | €4,086 | 7.9% | 35 | 84 |
Long-term rental The property in Misericórdia, with a gross yield of 4.9%, aligns well with the stable central Lisbon rental market, which benefits from diverse employment opportunities. However, given the fair valuation status, the investment returns will likely stabilize without significant appreciation in the immediate future. Short-term vacation rental Despite the location's attractiveness to tourists and expats, the apartment's condition, rated at 26/100, may deter guests, impacting potential income from short-term rentals. With the property priced fairly, the upside in rental revenue is constrained, making the venture less lucrative compared to other opportunities. Luxury market Targeting the luxury market could yield some results due to the desirable central Lisbon location; however, the property does not present itself as a standout within this segment due to its average condition and fair pricing. The limited appeal for high-end buyers could limit the appreciation potential, thus categorizing it as a stable rather than a high-growth investment opportunity.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential risk of increased turnover and vacancy rates that could affect rental income.
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