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 78 m² on the 2nd floor, energy rating D. Located on rua da Atalaia, Misericórdia parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features traditional Pombaline construction, offering a unique blend of historic architecture and the potential for a modern layout in a vibrant neighborhood.
The valuation. The asking price of €295,000 is €33,406 (12.8%) above the fair value of €261,594. As such, the property is considered overpriced and does not present an enticing investment opportunity.
Fair value modelled at €261,594 from 6 comparable sales in the area. Asking €295,000 sits €33,406 (12.8%) above — overpriced versus fair value.
Asking €295,000 versus the rua da Atalaia area baseline of €342,022 (€4,385/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 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 €342,022, adjusted for condition and micro-location, gives a modelled fair value of €261,594 (€3,354/m²), a €33,406 (12.8%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Atalaia | Subject | €295,000 | €3,782 | — | 47 | 81 |
| rua Eça de Queiroz | Active | €235,000 | €3,219 | 14.9% | 45 | 86 |
| rua Eça de Queiroz | Active | €235,000 | €3,219 | 14.9% | 48 | 87 |
| rua Dom João de Portugal | Active | €130,000 | €1,300 | 65.6% | 43 | 81 |
| rua da Barroca, 123 | Active | €320,000 | €4,156 | 9.9% | 35 | 90 |
| Median comp | €235,000 | €3,219 | 14.9% | 44 | 87 |
Long-term rental The current listing price of €295,000 is 12.8% higher than the fair value of €261,594, which suggests that the property is overpriced. Despite a promising gross yield of 6.4%, the high initial investment may limit future rental profitability. Family rental This property, initially priced at €295,000, reflects a gap from the fair value that indicates it is overpriced by 12.8%. The family's access to a well-rated neighbourhood (81/100) may not be sufficient to justify the elevated price point given the property's average condition rating of 49/100. Buy-and-hold With a fair valuation of €261,594 compared to the asking price of €295,000, this property is overpriced by 12.8%, questioning its long-term investment potential. The strategic location in central Lisbon is compelling, but the initial cost may dilute the benefits of holding this asset over time.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant potential for tenant turnover, which could lead to increased vacancy rates and associated costs.
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