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.
4-bedroom, 4-bathroom penthouse of 288 m² on the 6th floor, built in 2004, energy rating E. Located on rua Martens Ferrão, Arroios parish, Lisbon municipality, Lisbon district. Noteworthy Features: The penthouse boasts a premium Smeg kitchen with high-end appliances and a spacious, private terrace that offers panoramic views of Lisbon's skyline.
The valuation. The asking price of €2,050,000 is significantly above the fair value of €242,415, representing an overvaluation of €1,807,585 (88.2%). This property is overpriced and does not present a sound investment opportunity.
Fair value modelled at €242,415 from the area baseline, adjusted for condition and location. Asking €2,050,000 sits €1,807,585 (88.2%) above — overpriced versus fair value.
Asking €2,050,000 versus the rua Martens Ferrão area baseline of €1,409,760 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 86 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 89/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
rua Martens Ferrão
Area baseline €1,409,760 + condition +€36,000 + location +€27,855 = modelled fair value of €242,415 (€842/m²), a €1,807,585 (88.2%) gap versus the €2,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Martens Ferrão | Subject | €2,050,000 | €7,118 | — | 82 | 89 |
| Avenidas Novas · 95702a | Active | €1,990,000 | €6,792 | 4.6% | 80 | 79 |
| Santo António · 420168 | Active | €1,750,000 | €7,955 | 11.8% | 80 | 86 |
| Santa Maria Maior · 96c578 | Active | €5,250,000 | €12,500 | 75.6% | 80 | 83 |
| rua Alves Redol, 7 | Active | €2,400,000 | €9,562 | 34.3% | 73 | 90 |
| Median comp | €2,195,000 | €8,759 | 23.0% | 80 | 85 |
Long-term rental The 4-bed penthouse in Arroios, listed at €2,050,000, presents a significant gap of 88.2% against its fair value of €242,415, indicating it is overpriced for a long-term rental strategy. With a gross yield of only 3.3%, the expected return fails to justify the high purchase price in this market. Buy-and-hold Investing in this Arroios penthouse at €2,050,000 does not align with a buy-and-hold strategy given its substantial overpricing compared to the fair value of €242,415. The low yield of 3.3% suggests the investment would be challenging to sustain over time without substantial market appreciation. Luxury market Positioned in a well-connected area with a high neighbourhood score of 89/100, this penthouse appeals to luxury buyers, yet at a listing price of €2,050,000, it remains overpriced versus its fair value of €242,415. The impressive condition rating of 84/100 may attract affluent clientele, but the excessive pricing could limit feasibility in the luxury sector.
Economic Vulnerability: Despite a strong economic stability score of 90/100, the potential for rapid downturns in market conditions could pose a risk, particularly if tenant stability were to drop from its current 85/100.
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