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.
2-bedroom, 2-bathroom apartment of 100 m², energy rating C. Located on rua Lopes, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy features: The apartment includes a newly renovated terrace accessible from the kitchen, providing a rare outdoor retreat and significant convenience in a city-center location with ample public parking availability.
The valuation. The asking price of €475,000 exceeds the fair value of €457,395 by €17,605 (3.7%), indicating the property is overpriced. Buyers should exercise caution and negotiate accordingly.
Fair value modelled at €457,395 from the area baseline, adjusted for condition and location. Asking €475,000 sits €17,605 (3.7%) above — overpriced versus fair value.
Asking €475,000 versus the rua Lopes area baseline of €393,800 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 87/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Lopes
Area baseline €393,800 + condition +€5,313 + location +€58,282 = modelled fair value of €457,395 (€4,574/m²), a €17,605 (3.7%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Lopes | Subject | €475,000 | €4,750 | — | 76 | 87 |
| rua de São Paulo | Active | €880,000 | €4,681 | 1.5% | 74 | 83 |
| rua de São Paulo | Active | €880,000 | €4,681 | 1.5% | 72 | 84 |
| rua Guerra Junqueiro | Active | €430,000 | €5,513 | 16.1% | 75 | 80 |
| rua dos Anjos, 47 | Active | €380,000 | €3,167 | 33.3% | 77 | 80 |
| Median comp | €655,000 | €4,681 | 1.5% | 75 | 82 |
Long-term rental The property, priced at €475,000, is above its fair value of €457,395, indicating that it is overpriced by 3.7%. With a gross yield of only 3.2%, this investment may not meet the profitability expectations for long-term rental yield seekers. Short-term vacation rental At a listing price of €475,000, this property is overpriced when compared to its fair value estimate of €457,395, creating a 3.7% gap that could deter short-term investment. Potential returns may be diminished due to the 3.2% gross yield, which is low for the competitive short-term rental market in Lisbon. Buy-and-hold While the location in Penha de França boasts a decent neighbourhood score of 87/100, the pricing at €475,000 suggests it is overpriced against the fair value of €457,395. The 3.2% gross yield offers limited upside for buy-and-hold investors looking for profitable appreciation over time.
Economic downturn risk Despite a high economic stability score of 90/100, any fluctuations in the broader economy could still threaten tenant security, as indicated by a somewhat lower tenant stability score of 80/100.
