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, 0-bathroom apartment of 81 m², built in 1951, energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The attic offers unique potential for conversion into a suite or studio, adding significant value and personalization options to this historic property in Penha de França.
The valuation. The asking price of €469,000 is significantly above the fair value of €359,216, creating a disparity of €109,784 (23.4%). Therefore, the property is overpriced. Buy-to-flip angle. A resale strategy could target the luxury market, aiming for renovations that enhance the upscale finishes and capitalize on Lisbon's strong demand. Buy-to-let angle. With a gross yield of 3.4%, approximately €1,329/month, rental income can be maximized through long-term letting strategies in this desirable central location.
Fair value modelled at €359,216 from the area baseline, adjusted for condition and location. Asking €469,000 sits €109,784 (23.4%) above — overpriced versus fair value.
Asking €469,000 versus the Penha de França, Lisbon, Lisbon area baseline of €370,251 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 74 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 86/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €370,251 + condition -€5,695 + location +€45,933 = modelled fair value of €359,216 (€4,435/m²), a €109,784 (23.4%) gap versus the €469,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 25f4b6 | Subject | €469,000 | €5,790 | — | 68 | 86 |
| rua Afonso Domingues | Active | €388,000 | €4,042 | 30.2% | — | 82 |
| avenida da Liberdade | Active | €500,000 | €7,937 | 37.1% | 72 | 82 |
| calçada de Arroios, 55 | Active | €330,000 | €5,500 | 5.0% | 67 | 84 |
| rua Almirante Sarmento Rodrigues | Active | €330,000 | €3,929 | 32.2% | 75 | 84 |
| Median comp | €359,000 | €4,771 | 17.6% | 72 | 83 |
Long-term rental Despite the strong central Lisbon demand, the property's listing price of €469,000 represents a 23.4% gap from its fair value of €359,216, indicating it is overpriced. With a gross yield of only 3.4%, this investment may not provide satisfactory returns relative to its market valuation. Luxury market The luxury market segment thrives in central Lisbon; however, this property’s price suggests it is overpriced by 23.4% compared to its fair value. As a result, competing luxury offerings may yield better returns and align more closely with current market expectations. Short-term vacation rental Even in the popular short-term vacation rental sector within Lisbon, the property’s €469,000 asking price is substantially above its fair value of €359,216, marking it as overpriced. Consequently, this elevated price could deter potential guests seeking value in a competitive rental market. Not ideal for student housing The current asking price of €469,000 far exceeds its fair value, making it poorly positioned for the student housing market. Given the strong demand among students for affordable options, this overpriced property may struggle to attract this demographic effectively.
Economic Downturn Risk The high economic stability score of 90/100 suggests strong resilience, but if tenant stability decreases to 70/100, it could indicate a potential risk of tenant turnover that impacts rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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