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 penthouse of 198 m². Located on rua Rodrigo da Fonseca, 143, Avenidas Novas parish, Lisbon municipality, Lisbon district. This penthouse features a serene private terrace of approximately 25 sqm, providing a rare urban outdoor retreat in a vibrant city center.
The valuation. The asking price of €1,160,000 is significantly above the fair value of €823,273, resulting in a €336,727 premium (29.0%). This property is clearly overpriced, providing limited opportunity for immediate investment gains.
Fair value modelled at €823,273 from the area baseline, adjusted for condition and location. Asking €1,160,000 sits €336,727 (29.0%) above — overpriced versus fair value.
Asking €1,160,000 versus the rua Rodrigo da Fonseca, 143 area baseline of €1,134,144 (€5,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 46 · Materials 62 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
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.
rua Rodrigo da Fonseca, 143
Area baseline €1,134,144 + condition -€62,494 + location +€106,042 = modelled fair value of €823,273 (€4,158/m²), a €336,727 (29.0%) gap versus the €1,160,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rodrigo da Fonseca, 143 | Subject | €1,160,000 | €5,859 | — | 46 | 84 |
| estrada de Benfica, 358 | Active | €450,000 | €3,947 | 32.6% | 54 | 78 |
| rua Francisco Metrass, 43 | Active | €725,000 | €6,532 | 11.5% | 53 | 83 |
| avenida dos Estados Unidos da América, 49 | Active | €750,000 | €4,098 | 30.0% | 60 | 83 |
| Arroios · 1e6246 | Active | €500,000 | €5,376 | 8.2% | — | 87 |
| Median comp | €612,500 | €4,737 | 19.1% | 54 | 83 |
Long-term rental The 3-bed penthouse in Avenidas Novas is priced at €1,160,000, which is 29.0% higher than its fair value of €823,273. Given its moderate yield of 3.5% and the current market conditions, this investment may not deliver optimal returns in the long term due to being overpriced. Short-term vacation rental Despite the attractive location in a highly rated neighbourhood and good amenities, the listing price of €1,160,000 suggests significant overpricing at 29.0% above fair value. This could hinder profitability in the short-term rental market, where the yield and profitability potential are diminished by the elevated purchase cost. Luxury market The 3-bed penthouse is positioned within the luxury market of Lisbon but is currently overpriced at 29.0% above its fair value of €823,273. The combination of high purchase price and a condition rating of 55/100 may deter discerning buyers from viewing it as a desirable luxury investment opportunity.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate potential for turnover, which could disrupt cash flow and increase vacancy costs.
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