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.
1-bedroom, 1-bathroom duplex of 53 m², energy rating B. Located on rua Luz Soriano, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The duplex boasts a contemporary design with integrated LED lighting and high-quality marble-effect tiling in the bathroom, enhancing its luxurious feel in the historic Bairro Alto district.
The valuation. The asking price of €310,100 is significantly above the fair value of €277,224, representing a premium of €32,876 (11.9%). This property is considered overpriced relative to its market valuation.
Fair value modelled at €277,224 from 6 comparable sales in the area. Asking €310,100 sits €32,876 (11.9%) above — overpriced versus fair value.
Asking €310,100 versus the rua Luz Soriano area baseline of €251,266 (€4,741/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €251,266, adjusted for condition and micro-location, gives a modelled fair value of €277,224 (€5,231/m²), a €32,876 (11.9%) gap versus the €310,100 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luz Soriano | Subject | €310,100 | €5,851 | — | 84 | 84 |
| rua Rodrigo da Fonseca, 190 | Active | €280,000 | €5,091 | 13.0% | 75 | 81 |
| beco Cruz | Active | €320,000 | €5,000 | 14.5% | 78 | 81 |
| travessa do Alcaide | Active | €440,000 | €5,500 | 6.0% | 75 | 84 |
| rua Nelson de Barros | Active | €389,000 | €3,536 | 39.6% | 78 | 79 |
| Median comp | €354,500 | €5,046 | 13.8% | 77 | 81 |
Long-term rental The property presents a gross yield of 4.6%, which is below typical market expectations given its location in central Lisbon. However, the current asking price of €310,100 is 11.9% above its fair value, indicating that the income potential does not justify the investment at this price level. Short-term vacation rental While the property is located in a desirable neighbourhood with strong appeal for tourists, the high asking price of €310,100, representing an 11.9% gap from its fair value, undermines its attractiveness for short-term rentals against other competitive options. This property could struggle to achieve satisfactory occupancy rates at its current valuation, limiting potential profitability. Buy-and-hold Investing in this property for the long-term is not advisable given its asking price of €310,100, which is 11.9% higher than the fair value of €277,224. Though the neighbourhood metrics are strong, the purchase price does not align with the anticipated returns or the overall investment strategy due to its overpriced status.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which can impact cash flow significantly if vacancies occur and are not quickly filled.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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