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 apartment of 87 m², built in 1988, energy rating D. Located on rua dos Mouros, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a rare 7 m² private patio, providing valuable outdoor space in a central urban setting, ideal for leisure or hosting guests. Location Benefit: Situated on the vibrant Rua dos Mouros, it offers immediate access to iconic attractions, restaurants, and art galleries, enhancing the living experience in Lisbon’s historic heart.
The valuation. The asking price of €475,000 is significantly above the fair value of €427,984, representing an 11.0% premium of €47,016. This assessment indicates the property is overpriced and may not align with market expectations.
Fair value modelled at €427,984 from 6 comparable sales in the area. Asking €475,000 sits €47,016 (11.0%) above — overpriced versus fair value.
Asking €475,000 versus the rua dos Mouros area baseline of €385,572 (€4,432/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 €385,572, adjusted for condition and micro-location, gives a modelled fair value of €427,984 (€4,919/m²), a €47,016 (11.0%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Mouros | Subject | €475,000 | €5,460 | — | 85 | 89 |
| rua da Caridade | Active | €325,000 | €6,500 | 19.1% | 80 | 91 |
| rua dos Navegantes | Active | €500,000 | €5,319 | 2.6% | 76 | 82 |
| Areeiro · 33bd96 | Active | €240,000 | €4,000 | 26.7% | 80 | 90 |
| rua Lopes | Active | €475,000 | €3,958 | 27.5% | 80 | 83 |
| Median comp | €400,000 | €4,660 | 14.7% | 80 | 87 |
Long-term rental The 1-bed apartment in Misericórdia is overpriced by 11.0% against its fair value of €427,984, suggesting limited upside in potential rental income given the current yield of 4%. Additionally, while the neighbourhood score is strong at 89/100, the premium pricing may deter long-term tenants looking for better value alternatives. Luxury market With a listing price of €475,000 for an 87m² apartment, this property is not positioned advantageously in the luxury market due to its overpricing compared to fair value. The strong neighbourhood rating does support potential appeal, but the pricing could limit interest from affluent buyers seeking value. Buy-and-hold Investing in this property under a buy-and-hold strategy appears less attractive given its 11.0% gap above fair value, which implies potential depreciation risks in a fluctuating market. The decent condition rating of 80/100 is overshadowed by its excessive listing price, making it a less favorable long-term hold. Not ideal for: Student housing
Economic dependency risk: Despite a high economic stability score of 85/100, reliance on a limited number of industries could lead to vulnerability during sector downturns affecting tenant demand.
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