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.
6-bedroom, 3-bathroom apartment of 96 m², built in 1985, energy rating E. Located on rua Morais Soares, 61, Penha de França parish, Lisbon municipality, Lisbon district. Unique Feature: The apartment's corner location enhances its exposure to natural light, creating a bright and inviting atmosphere throughout the living spaces. Investment Potential: Easily convertible to 7 bedrooms, maximizing rental yields.
The valuation. The asking price of €550,000 sits €134,824 (24.5%) above the fair value of €415,176. This property is considered overpriced due to the significant discrepancy between listing and true market value.
Fair value modelled at €415,176 from the area baseline, adjusted for condition and location. Asking €550,000 sits €134,824 (24.5%) above — overpriced versus fair value.
Asking €550,000 versus the rua Morais Soares, 61 area baseline of €438,816 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 70 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Morais Soares, 61
Area baseline €438,816 + condition -€9,750 + location +€46,878 = modelled fair value of €415,176 (€4,325/m²), a €134,824 (24.5%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Morais Soares, 61 | Subject | €550,000 | €5,729 | — | 70 | 81 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 0.4% | 65 | 85 |
| praça José In Arroios | Active | €650,000 | €5,417 | 5.5% | 65 | 91 |
| avenida República | Active | €1,650,000 | €6,395 | 11.6% | 74 | 81 |
| praça de Alvalade | Active | €1,150,000 | €4,600 | 19.7% | 50 | 80 |
| Median comp | €920,000 | €5,584 | 2.5% | 65 | 83 |
Long-term rental The property’s gross yield of 3.1% is below market expectations, indicating that it may struggle to deliver attractive returns for long-term rental investors. Given that the property is priced 24.5% above its fair value of €415,176, this strategy appears financially unviable. Short-term vacation rental While the location near cultural and historic attractions suggests a potential for short-term vacation rentals, the property remains overpriced at €550,000, making it difficult to achieve competitive pricing in the short-term rental market. The yield of 3.1% further implies that the anticipated income may not justify the current valuation. Buy-and-hold Investors considering a buy-and-hold strategy should be cautious, as the property’s current price exceeds its fair value by 24.5%, leading to a potentially negative impact on long-term appreciation. The neighbourhood’s appeal does not compensate for the exaggerated price tag, diminishing the potential as a sound long-term investment.
Moderate Tenant Risk The tenant stability score of 70/100 indicates a potential for tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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