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.
4-bedroom, 2-bathroom apartment of 100 m², built in 1951, energy rating D. Located on rua do Sol a Santa Catarina, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment’s independent entrance and proximity to the Miradouro de S. Catarina enhance its appeal for buyers seeking charm and remarkable views in Lisbon.
The valuation. The asking price of €730,000 is significantly higher than the fair value of €568,766, resulting in an overvaluation by €161,234 (28.3%). This property is therefore considered overpriced.
Fair value modelled at €568,766 from 6 comparable sales in the area. Asking €730,000 sits €161,234 (28.3%) above — overpriced versus fair value.
Asking €730,000 versus the rua do Sol a Santa Catarina area baseline of €643,186 (€6,432/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €643,186, adjusted for condition and micro-location, gives a modelled fair value of €568,766 (€5,688/m²), a €161,234 (28.3%) gap versus the €730,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Sol a Santa Catarina | Subject | €730,000 | €7,300 | — | 48 | 83 |
| Estrela · 4a43d8 | Active | €850,000 | €6,439 | 11.8% | 73 | 83 |
| avenida Defensores de Chaves, 43 | Active | €860,000 | €6,515 | 10.8% | 70 | 81 |
| Estrela · 8ee971 | Active | €680,000 | €5,667 | 22.4% | — | 83 |
| travessa do Cabral | Active | €625,000 | €4,960 | 32.1% | 76 | 80 |
| Median comp | €765,000 | €6,053 | 17.1% | 73 | 82 |
Long-term rental The property offers a gross yield of only 2.9%, which is quite low given the current market conditions. Furthermore, with the fair value calculated at €568,766, the listing price of €730,000 indicates a significant overvaluation that could hinder rental profitability over the long term. Short-term vacation rental While the property's central location in Lisbon may attract short-term rentals, the current listing price represents a 28.3% gap from the fair value. This overpricing at €730,000 poses a risk for sustainable profitability in a competitive short-term rental market. Buy-and-hold Although the neighborhood scored 83/100, indicating good livability and potential for appreciation, the property is overpriced at €730,000 compared to its fair value of €568,766. Investing at this level could limit both cash flow and long-term equity growth given the current valuation discrepancy. Not ideal for: Student housing
Potential Tenant Turnover There is a risk of tenant turnover due to the tenant stability score of 75/100, which indicates some instability that could affect occupancy rates and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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