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.
3-bedroom, 3-bathroom apartment of 234 m² on the 2nd floor, energy rating B. Located on rua Ferragial, Misericórdia parish, Lisbon municipality, Lisbon district. This apartment features meticulously preserved stone archways and wrought iron details, enhancing its historical charm while providing a unique architectural character uncommon in contemporary listings.
The valuation. The asking price of €1,690,000 is slightly above the fair value of €1,668,161 by €21,839 (1.3%), indicating a stable investment at fair market conditions.
Fair value modelled at €1,668,161 from 6 comparable sales in the area. Asking €1,690,000 sits €21,839 (1.3%) above — overpriced versus fair value.
Asking €1,690,000 versus the rua Ferragial area baseline of €1,579,455 (€6,750/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €1,579,455, adjusted for condition and micro-location, gives a modelled fair value of €1,668,161 (€7,129/m²), a €21,839 (1.3%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ferragial | Subject | €1,690,000 | €7,222 | — | 80 | 84 |
| rua da Cozinha Económica, 30 | Active | €990,000 | €5,824 | 19.4% | 75 | 75 |
| rua Pinheiro Chagas, 4 | Active | €1,775,000 | €7,335 | 1.6% | 80 | 81 |
| rua Carlos da Maia S / N | Active | €720,000 | €6,923 | 4.1% | 80 | 80 |
| Estrela · 43932d | Active | €1,750,000 | €7,415 | 2.7% | 82 | 90 |
| Median comp | €1,370,000 | €7,129 | 1.3% | 80 | 81 |
Long-term rental The 3-bed apartment in Misericórdia is priced fairly at €1,690,000 with a gap of just 1.3% compared to its fair value, offering a gross yield of 2.9%. Given the high demand for real estate in central Lisbon, this property is strategically positioned for stable long-term rental income. Short-term vacation rental At a price of €1,690,000, this property presents a great opportunity for short-term vacation rentals, aligning closely with its fair valuation of €1,668,161. Its desirable location and neighborhood rating of 84/100 enhance its appeal to potential vacationers, despite the yield being lower than some other markets. Buy-and-hold With fair pricing at €1,690,000 and only a slight deviation from fair value at 1.3%, this apartment in Misericórdia represents a sound buy-and-hold investment in a prime area of Lisbon. The property’s strong condition score of 79/100 and its proximity to amenities support a long-term appreciation strategy, even if immediate returns are modest due to the 2.9% gross yield.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could impact rental income stability and increase vacancy rates significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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