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.
1-bedroom, 1-bathroom apartment of 83 m², energy rating D. Located on rua Estácio da Veiga, 3, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a 25m² exclusive outdoor area ideal for leisure and a versatile 12m² dependency, perfect for a home office or guest room.
The valuation. The asking price of €445,000 sits significantly above fair value at €357,647, a difference of €87,353 (19.6%). This property is clearly overpriced in the current market.
Fair value modelled at €357,647 from the area baseline, adjusted for condition and location. Asking €445,000 sits €87,353 (19.6%) above — overpriced versus fair value.
Asking €445,000 versus the rua Estácio da Veiga, 3 area baseline of €372,504 (€4,488/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 72 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Estácio da Veiga, 3
Area baseline €372,504 + condition -€8,430 + location +€39,222 = modelled fair value of €357,647 (€4,309/m²), a €87,353 (19.6%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Estácio da Veiga, 3 | Subject | €445,000 | €5,361 | — | 72 | 80 |
| rua Carlos Mardel | Active | €315,000 | €5,250 | 2.1% | 77 | 82 |
| rua do Vale S / N | Active | €365,000 | €5,368 | 0.1% | 70 | 92 |
| Santa Maria Maior · 6d55c2 | Active | €185,000 | €4,405 | 17.8% | 70 | 89 |
| rua da Cruz de Santa Apolónia | Active | €295,000 | €4,338 | 19.1% | 68 | 84 |
| Median comp | €305,000 | €4,828 | 10.0% | 70 | 87 |
Long-term rental Despite the general appeal of the Penha de França neighborhood, this 1-bed apartment is overpriced at €445,000 compared to a fair value of €357,647, presenting a 19.6% gap. With a gross yield of only 3.2%, the return on investment is not compelling in the current market environment. Buy-and-hold Investing in this property as a buy-and-hold strategy is less attractive given its overpricing relative to its fair value of €357,647; the existing 3.2% yield does not justify the premium asking price. The apartment's condition (69/100) further indicates that immediate improvements may be necessary, affecting overall profitability. Luxury market Positioned in the luxury market, this property stands out for its central location, yet its €445,000 asking price is significantly above the fair value of €357,647, which risks limiting its buyer appeal. The apartment’s features and neighborhood rating (80/100) do not sufficiently enhance its value in light of its current overpricing.
Economic Dependency Risk: Despite a strong Economic stability score of 90/100, the Tenant stability score of 80/100 indicates potential fluctuations in tenant demand that could adversely affect rental income stability.
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