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 142 m², built in 1945, energy rating D. Located on rua Barão de Sabrosa, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a remarkable 90 m² private garden adorned with mature fruit trees, providing a unique urban oasis in the heart of Lisbon.
The valuation. The asking price of €665,000 is €48,427 (7.3%) above the fair value of €616,573, indicating that this property is overpriced. The disparity suggests limited immediate investment upside compared to its valuation metrics.
Fair value modelled at €616,573 from the area baseline, adjusted for condition and location. Asking €665,000 sits €48,427 (7.3%) above — overpriced versus fair value.
Asking €665,000 versus the rua Barão de Sabrosa area baseline of €559,196 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 65 · Materials 72 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Barão de Sabrosa
Area baseline €559,196 + condition -€14,200 + location +€71,577 = modelled fair value of €616,573 (€4,342/m²), a €48,427 (7.3%) gap versus the €665,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Barão de Sabrosa | Subject | €665,000 | €4,683 | — | 65 | 82 |
| rua Barão de Sabrosa | Active | €665,000 | €4,650 | 0.7% | 65 | 77 |
| Areeiro · 0dcf7f | Active | €860,000 | €7,049 | 50.5% | — | 83 |
| Campolide · 99f3a1 | Active | €325,000 | €4,924 | 5.1% | 70 | 81 |
| rua Josefa de Óbidos, 16 | Active | €435,000 | €6,214 | 32.7% | 78 | 80 |
| Median comp | €550,000 | €5,569 | 18.9% | 70 | 81 |
Long-term rental The property in Penha de França is overpriced at €665,000, with a fair value of €616,573, indicating a significant gap that erodes potential yields. With a gross yield of only 2.9%, the investment may struggle to provide a satisfactory return in the long run. Buy-and-hold Holding this property for the long term could be challenging, as its current valuation exceeds fair market value by 7.3%. Investors may find that the limited yield and high purchase price could diminish overall capital appreciation potential. Family rental While the location holds some positive aspects, such as a strong neighborhood score of 82/100, the property remains overpriced for family rental purposes. The high entry price combined with a relatively low yield of 2.9% suggests that this strategy may not yield the desired financial benefits. Not ideal for short-term rental Given the apartment's pricing above fair value, pursuing a short-term rental strategy would likely result in insufficient returns compared to market expectations. This is compounded by the lower condition rating of 69/100, making it less appealing for transient guests. Not ideal for student housing The current price level makes this property less suitable for student housing, despite the attractive location. The high entry cost and limited yield further limit the feasibility of this target market. Not ideal for industrial investment Although Penha de França is a mixed-use area, the apartment’s pricing and characteristics do not align with industrial investment criteria. Investing in this property for such purposes appears misplaced, emphasizing the need to focus on more fitting options.
Economic downturn risk A potential economic downturn could impact the economic stability score of 80, leading to decreased rental demand and increased vacancies, especially with a tenant stability score of 75 indicating some fluctuation in tenant retention.
