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 71 m², energy rating C. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a private terrace, perfect for outdoor relaxation, and is located in a highly desirable area for both residents and investors.
The valuation. The asking price of €549,000 exceeds the fair value of €323,170 by €225,830, representing a 41.1% premium. This property is therefore considered overpriced.
Fair value modelled at €323,170 from the area baseline, adjusted for condition and location. Asking €549,000 sits €225,830 (41.1%) above — overpriced versus fair value.
Asking €549,000 versus the Penha de França, Lisbon, Lisbon area baseline of €318,648 (€4,488/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €318,648 + condition +€5,547 + location +€38,025 = modelled fair value of €323,170 (€4,552/m²), a €225,830 (41.1%) gap versus the €549,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 9372da | Subject | €549,000 | €7,732 | — | 76 | 84 |
| São Vicente · 99f3b5 | Active | €379,900 | €9,498 | 22.8% | 85 | 81 |
| rua do Paraíso | Active | €360,000 | €6,545 | 15.4% | 77 | 80 |
| São Vicente · 82c7ad | Active | €449,000 | €6,701 | 13.3% | 80 | 84 |
| largo dos Lóios | Active | €425,000 | €7,083 | 8.4% | 85 | 88 |
| Median comp | €402,450 | €6,892 | 10.9% | 83 | 83 |
Long-term rental This property is overpriced relative to its fair value, creating a gross yield of only 2.6%, which is below market expectations for long-term investments in Lisbon. The combination of higher pricing and moderate condition leaves little room for rental profitability in an already competitive market. Short-term vacation rental At a listing price of €549,000, the property is significantly overpriced, resulting in challenges in achieving competitive nightly rates required for short-term rentals. With a neighbourhood ranking of 84/100, its potential may be limited by the inflated investment cost versus expected returns. Buy-and-hold The property, priced at €549,000 and overvalued by 41.1% compared to fair value, poses substantial risks for a buy-and-hold strategy, particularly given its low yield of 2.6%. Investors may find that the anticipated appreciation does not justify the current market price, especially in a central area already saturated with alternatives.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could impact cash flow and rental income stability.
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