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, 1-bathroom apartment of 90 m², energy rating B. Located on rua Morais Soares, 54, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a contemporary kitchen with quality finishes and a modern design throughout, enhancing its appeal despite minor signs of wear in the bathroom.
The valuation. The asking price of €480,000 exceeds the fair value of €405,445 by €74,555 (15.5%), indicating the property is overpriced in the current market. This discrepancy suggests caution for prospective buyers, as the value does not align with the asking price.
Fair value modelled at €405,445 from the area baseline, adjusted for condition and location. Asking €480,000 sits €74,555 (15.5%) above — overpriced versus fair value.
Asking €480,000 versus the rua Morais Soares, 54 area baseline of €354,420 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 70 · Materials 82 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Morais Soares, 54
Area baseline €354,420 + condition +€1,406 + location +€49,619 = modelled fair value of €405,445 (€4,505/m²), a €74,555 (15.5%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Morais Soares, 54 | Subject | €480,000 | €5,333 | — | 70 | 85 |
| Arroios · 6fbc32 | Active | €749,000 | €7,133 | 33.8% | 75 | 83 |
| rua dos Douradores | Active | €880,000 | €9,670 | 81.3% | 75 | 95 |
| rua do Loreto, 16 | Active | €1,150,000 | €7,616 | 42.8% | 75 | 90 |
| São Vicente · 090190 | Active | €490,000 | €6,622 | 24.2% | 78 | 82 |
| Median comp | €814,500 | €7,375 | 38.3% | 75 | 87 |
Long-term rental The property at €480,000 is overpriced compared to its fair value of €405,445, creating a significant gap of 15.5%. With a gross yield of only 3.6%, the returns do not justify the high initial investment. Short-term vacation rental While the apartment is situated in a vibrant area of central Lisbon, it remains overpriced at €480,000 versus the fair value of €405,445. The expected short-term rental income is unlikely to compensate for the elevated purchase price, making it a less attractive option for investors. Buy-and-hold Although the neighborhood boasts an 85/100 rating, the property’s listing price of €480,000 exceeds the fair value of €405,445, indicating it is overpriced. The long-term appreciation potential may not be sufficient to offset the present overvaluation. Not ideal for: Student housing Due to its price point and the current market conditions, this property is not ideal for student housing. The high purchase price limits profitability and makes it less attractive for those targeting that rental segment.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and associated costs.
