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 115 m² on the 3rd floor, built in 1985. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This property offers high ceilings that enhance its spaciousness and natural light, coupled with a history of successful operation as a Local Accommodation with excellent reviews.
The valuation. The asking price of €650,000 is significantly above the fair value of €521,604, making it overpriced by €128,396, or 19.8%. This discrepancy suggests that potential buyers may need to negotiate aggressively to align with true market value.
Fair value modelled at €521,604 from the area baseline, adjusted for condition and location. Asking €650,000 sits €128,396 (19.8%) above — overpriced versus fair value.
Asking €650,000 versus the Penha de França, Lisbon, Lisbon area baseline of €516,120 (€4,488/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €516,120 + condition +€12,578 + location +€56,156 = modelled fair value of €521,604 (€4,536/m²), a €128,396 (19.8%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 82c88b | Subject | €650,000 | €5,652 | — | 80 | 81 |
| Santa Maria Maior · 38994f | Active | €420,000 | €3,784 | 33.1% | 74 | 86 |
| rua de São Julião | Active | €1,170,000 | €8,540 | 51.1% | 80 | 86 |
| praça do Rossio | Active | €490,000 | €4,153 | 26.5% | 76 | 84 |
| avenida Rio de Janeiro, 16 | Active | €1,000,000 | €6,849 | 21.2% | 75 | 83 |
| Median comp | €745,000 | €5,501 | 2.7% | 76 | 85 |
Long-term rental This property is overpriced, making the gross yield of 2.9% less attractive compared to the fair value assessment of €521,604. Despite its central Lisbon location, the rental market dynamics do not support the asking price. Buy-and-hold The current listing price of €650,000 suggests a 19.8% gap above the fair value, limiting potential appreciation for a buy-and-hold strategy. Investors may face challenges in realizing significant returns given the high entry cost relative to its assessed value. Luxury market As an overpriced asset with a valuation discrepancy, this property struggles to compete effectively in the luxury market. High-value homes typically rely on strong demand and favorable fair pricing, both of which are not present at this listing level.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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