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, 2-bathroom apartment of 77 m² on the 2nd floor, built in 1951, energy rating D. Located on travessa da Portuguesa, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features a restored original chimney and a striking Viúva Lamego tile panel in the kitchen, emphasizing its unique historical character.
The valuation. The asking price of €579,000 is significantly above the fair value of €450,356, creating an overpriced gap of €128,644 (28.6%). This suggests caution for potential buyers considering investment. Buy-to-flip angle. A buy-to-flip strategy might struggle due to the high asking price, necessitating substantial appreciation to achieve a profitable resale. Investors should carefully assess the local market trends before proceeding. Buy-to-let angle. The estimated rental income of €1,544/month yields approximately 3.2%, indicating modest returns for a buy-to-let strategy. While the apartment features quality materials, the yield may not justify the asking price.
Fair value modelled at €450,356 from 6 comparable sales in the area. Asking €579,000 sits €128,644 (28.6%) above — overpriced versus fair value.
Asking €579,000 versus the travessa da Portuguesa area baseline of €411,659 (€5,346/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting 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 €411,659, adjusted for condition and micro-location, gives a modelled fair value of €450,356 (€5,849/m²), a €128,644 (28.6%) gap versus the €579,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa da Portuguesa | Subject | €579,000 | €7,519 | — | 84 | 83 |
| rua Almeida e Sousa | Active | €750,000 | €6,098 | 18.9% | 75 | 81 |
| Santa Maria Maior · 33bbab | Active | €695,000 | €4,894 | 34.9% | 74 | 83 |
| travessa Cruz do Desterro, 24 | Active | €375,000 | €6,466 | 14.0% | 82 | 89 |
| Santa Maria Maior · 96c721 | Active | €1,150,000 | €9,426 | 25.4% | 72 | 82 |
| Median comp | €722,500 | €6,282 | 16.5% | 75 | 83 |
Long-term rental Despite the attractive central location and decent condition of the property, the current price of €579,000 represents a significant gap of 28.6% compared to the fair value of €450,356, indicating that the investment is overpriced. With a gross yield of only 3.2%, this long-term rental strategy is likely to underperform against the initial expectations for returns. Short-term vacation rental While the location in Misericórdia could appeal to tourists, the property's valuation at €579,000 is excessively high compared to its fair value of €450,356, leading to a conclusion that it is overpriced. The 3.2% gross yield does not provide a compelling reason to pursue this strategy when other options may offer better returns. Buy-and-hold In a mixed-use neighborhood with good amenities and a favorable tenant quality, the property’s listing price of €579,000 exceeds the fair value of €450,356 by 28.6%, marking it as overpriced in the current market. This makes the buy-and-hold strategy less attractive, as the expected appreciation may not justify the initial investment cost. Not ideal for: Student housing, Luxury market Given its valuation and pricing dynamics, the property does not fit well within the student housing or luxury market segments, highlighting misalignment between property type and investment strategy.
Tenant stability risk With a tenant stability score of 60/100, there is a 40% higher likelihood of tenant turnover compared to more stable markets, which could impact cash flow and operational costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
