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, 1-bathroom apartment of 53 m², energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. This property boasts a prime first-floor location in a historic building, ensuring convenient access and the charm of classic Portuguese architecture.
The valuation. The asking price of €365,000 is significantly above the fair value of €235,029, representing an overpricing of €129,971 (35.6%). This discrepancy indicates that buyers may be paying a premium for this property.
Fair value modelled at €235,029 from the area baseline, adjusted for condition and location. Asking €365,000 sits €129,971 (35.6%) above — overpriced versus fair value.
Asking €365,000 versus the Penha de França, Lisbon, Lisbon area baseline of €208,714 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 78 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €208,714 + condition -€2,070 + location +€28,385 = modelled fair value of €235,029 (€4,435/m²), a €129,971 (35.6%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 1e6034 | Subject | €365,000 | €6,887 | — | 75 | 84 |
| Penha de França · 1e659b | Active | €365,000 | €5,214 | 24.3% | 70 | 84 |
| São Vicente · ba3fac | Active | €385,000 | €4,813 | 30.1% | 72 | 87 |
| praça João de Azevedo Coutinho | Active | €410,000 | €5,256 | 23.7% | 72 | 79 |
| Santa Maria Maior · 4b962a | Active | €240,000 | €3,117 | 54.7% | 75 | 84 |
| Median comp | €375,000 | €5,014 | 27.2% | 72 | 84 |
Long-term rental The property is priced at €365,000, significantly above the fair value of €235,029, indicating it is overpriced by 35.6%. With a yield of only 3.4% gross, the long-term rental income may not justify this premium price when considering market dynamics and tenant profiles. Buy-and-hold Investing in this 2-bed apartment at €365,000, which exceeds its fair value by 35.6%, makes for a challenging buy-and-hold strategy. The low yield of 3.4% gross suggests that potential appreciation may not be sufficient to offset the higher entry cost in this overpriced market. Short-term vacation rental Operating this property as a short-term vacation rental is undermined by its €365,000 listing, which is substantially above the fair value of €235,029, rendering it overpriced. Given the 3.4% gross yield, the profitability from vacation rentals may fail to cover the investment risk associated with buying above market value.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher than expected tenant turnover, leading to increased vacancy rates and costs associated with finding new tenants.
