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 173 m² on the 2nd floor, built in 1990, energy rating E. Located on rua Diário de Notícias, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features a private balcony with views over Bairro Alto and Chiado, enhancing its outdoor space and appeal in a bustling city environment.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €985,576, representing a gap of €214,424 or 21.8%. Verdict: overpriced. Buy-to-flip angle. With strategic renovations targeting the standard builder-grade quality, a resale could be pursued to capitalize on market demand, despite the current overvaluation. Buy-to-let angle. The rental income strategy suggests a gross yield of 2.2% based on an estimated €2,200/month, appealing for long-term investors despite the mixed neighborhood rating.
Fair value modelled at €985,576 from 6 comparable sales in the area. Asking €1,200,000 sits €214,424 (21.8%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua Diário de Notícias area baseline of €995,308 (€5,753/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €995,308, adjusted for condition and micro-location, gives a modelled fair value of €985,576 (€5,697/m²), a €214,424 (21.8%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Diário de Notícias | Subject | €1,200,000 | €6,936 | — | 65 | 81 |
| alameda e Escola António Arroio | Active | €315,000 | €5,727 | 17.4% | 66 | 80 |
| rua Fradesso da Silveira | Active | €349,000 | €4,653 | 32.9% | 62 | 73 |
| rua Manuel Bernardes, 36 | Active | €275,000 | €6,395 | 7.8% | 72 | 90 |
| praça João de Azevedo Coutinho, 4 | Active | €340,000 | €5,667 | 18.3% | — | 80 |
| Median comp | €327,500 | €5,697 | 17.9% | 66 | 80 |
Market appreciation potential The high asking price of €1,200,000 reflects a 21.8% gap versus the fair value of €985,576, indicating that the property is overpriced. The current gross yield of 2.2% suggests limited potential for income growth, making this investment less attractive in the current market conditions. Neighborhood demand dynamics With a neighborhood score of 50/100, the area reveals a weak demand, contributing to the overpriced status of this apartment. The low condition rating of 70/100 further highlights challenges in attracting quality tenants, which could hinder rental performance. Investment cash flow analysis Given the 2.2% gross yield and the significant gap from fair value, this property presents a financially imprudent choice for investors seeking reliable cash flow. The elevated asking price does not align with the potential rental income or appreciation prospects, limiting overall investment viability. Property value stability The overpriced nature of the apartment at €1,200,000 contrasts sharply with economic indicators suggesting market stabilization. With the fair value assessed at €985,576, potential fluctuations may lead to value depreciation, posing risks for long-term investors.
Economic and tenant stability risk The economic stability score of 50/100 combined with a tenant stability score of 50/100 indicates a potential risk of fluctuations in rental demand and income stability for the property.
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