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 70 m² on the 5th floor, energy rating B. Located on rua de São Bento, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts high-end marble finishes and modern minimalism, contrasting with the building's weathered facade, enhancing its appeal for both personal and investment purposes.
The valuation. The asking price of €390,000 reflects a fair value assessment of €358,367, resulting in a premium of €31,633 (8.8%). Given these figures, the property is positioned fairly within the current market. Buy-to-flip angle. A buy-to-flip strategy may yield a profit margin by targeting buyers in the luxury market, taking advantage of the high-end finishes to effectively increase resale value. This approach leverages the appealing features and central location. Buy-to-let angle. The rental income strategy anticipates a gross yield of 4.8%, estimating around €1,560 per month. With the property’s prime location, both long-term and short-term vacation rentals can attract high-demand tenants.
Fair value modelled at €358,367 from 6 comparable sales in the area. Asking €390,000 sits €31,633 (8.8%) above — overpriced versus fair value.
Asking €390,000 versus the rua de São Bento area baseline of €313,651 (€4,481/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €313,651, adjusted for condition and micro-location, gives a modelled fair value of €358,367 (€5,120/m²), a €31,633 (8.8%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Bento | Subject | €390,000 | €5,571 | — | 88 | 83 |
| rua Doutor Álvaro de Castro | Active | €725,000 | €5,370 | 3.6% | 80 | 82 |
| beco Cruz | Active | €320,000 | €5,000 | 10.3% | 78 | 81 |
| rua Jacinto Nunes, 26 | Active | €587,000 | €4,254 | 23.7% | 78 | 83 |
| rua Rodrigo da Fonseca, 190 | Active | €280,000 | €5,091 | 8.6% | 75 | 81 |
| Median comp | €453,500 | €5,046 | 9.4% | 78 | 82 |
Luxury market The 2-bed apartment in Misericórdia, listed at €390,000, is considered fair in value with a modest 8.8% gap from the fair value of €358,367. Its solid condition score of 82/100 and prime location in central Lisbon could appeal to high-end buyers looking for quality living spaces. Long-term rental With a gross yield of 4.8%, this apartment presents a reasonable opportunity for long-term rental investments, although it does not show significant potential for immediate appreciation. The strong neighborhood rating of 83/100 indicates a solid demand for rental properties in the area, making it a reliable option for steady income. Short-term vacation rental The fair value positioning of this property suggests it may not capitalize maximally on the short-term vacation rental market, despite its central location and appealing amenities. While there is potential for good occupancy rates, the price above fair value limits the upside for investors intending to maximize rental yields.
Tenant turnover risk The tenant stability score of 80/100 indicates a potential for higher turnover rates, which could lead to increased vacancy costs and inconsistent rental income.
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