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.
5-bedroom, 3-bathroom apartment of 220 m², built in 1957, energy rating C. Located on rua Actor Vale, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious living room that receives abundant west-facing sunlight, complementing the premium finish of its modern and fully equipped kitchen. Unique Selling Point: The top-floor location enhances privacy and offers three fronts for exceptional natural light throughout the day.
The valuation. The asking price of €1,120,000 sits €124,527 (11.1%) above the fair value of €995,473, indicating that the property is overpriced. This discrepancy calls for a careful reassessment of investment viability. Buy-to-flip angle. A resale or wholesale strategy would require significant market analysis to gauge potential appreciation, given the current overpriced status. Quick renovations may help establish a competitive resale price in the vibrant Lisbon market. Buy-to-let angle. With an estimated gross yield of 3.1% (approximately €2,893/month), the rental income strategy could provide steady revenue, yet the investment's current price diminishes overall profitability. Long-term rental demand remains strong in the desirable central location.
Fair value modelled at €1,177,546 from 6 comparable sales in the area. Asking €1,050,000 sits €127,546 (10.8%) below — the upside to fair value.
Asking €1,050,000 versus the Penha de França, Lisbon, Lisbon area baseline of €925,066 (€4,205/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €925,066, adjusted for condition and micro-location, gives a modelled fair value of €1,177,546 (€5,352/m²), a €127,546 (10.8%) gap versus the €1,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 65a7ab | Subject | €1,050,000 | €4,773 | — | 80 | 82 |
| Areeiro · 583263 | Active | €907,500 | €5,467 | 14.5% | 82 | — |
| avenida João XXI | Active | €1,100,000 | €5,238 | 9.8% | 76 | — |
| avenida da Liberdade | Active | €1,550,000 | €6,889 | 44.3% | 72 | 85 |
| avenida Elias Garcia | Active | €985,000 | €7,190 | 50.6% | 72 | — |
| Median comp | €1,042,500 | €6,178 | 29.4% | 74 | 85 |
Long-term rental The property in Penha de França, listed at €1,120,000, is overpriced by 11.1% compared to its fair value of €995,473. With a gross yield of only 3.1%, the investment returns may not justify the premium price. Short-term vacation rental At €1,120,000, this listing exceeds the fair value by 11.1%, making it a less attractive option for short-term vacation rental investments. Given the 3.1% gross yield, potential returns could fall short of investment expectations in this area. Buy-and-hold This 5-bed apartment is overpriced at €1,120,000, which is 11.1% above its fair value of €995,473. While the location offers stability, the 3.1% yield indicates that the long-term financial benefits may not align with the elevated price point.
Tenant turnover risk With a tenant stability score of 70/100, there may be a higher frequency of tenant turnover, leading to increased vacancy rates and potential loss of rental income.
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