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.
4-bedroom, 2-bathroom apartment of 120 m², energy rating D. Located on rua da Penha de França, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment boasts a remarkable 34 m² exclusive terrace with prime solar orientation, providing abundant natural light and outdoor leisure space in a central neighborhood of Lisbon.
The valuation. The asking price of €695,000 exceeds the fair value of €554,560 by €140,440 (20.2%), indicating the property is overpriced. This misalignment could pose challenges for potential buyers seeking a competitive investment. Buy-to-flip angle. A buy-to-flip strategy would require significant renovations to justify a resale price exceeding €695,000, aiming for a profit after accounting for additional costs. Given the current market dynamics, achieving a lucrative exit could be challenging. Buy-to-let angle. With an estimated gross yield of 3% and monthly rental income of €1,738, the property could be suitable for long-term rentals. The affluent location supports steady demand, yet the yield suggests a modest return on investment in comparison to market potential.
Fair value modelled at €554,560 from the area baseline, adjusted for condition and location. Asking €695,000 sits €140,440 (20.2%) above — overpriced versus fair value.
Asking €695,000 versus the rua da Penha de França area baseline of €472,560 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 91/100 (Housing Market 95 · Amenities 90 · Economic 90 · Tenant Quality 90). Strong amenities and housing-market momentum support a premium to baseline.
rua da Penha de França
Area baseline €472,560 + condition +€4,500 + location +€77,500 = modelled fair value of €554,560 (€4,621/m²), a €140,440 (20.2%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Penha de França | Subject | €695,000 | €5,792 | — | 75 | 91 |
| Estrela · cfdf13 | Active | €1,350,000 | €7,459 | 28.8% | 74 | 82 |
| Areeiro · 25f8d9 | Active | €1,150,000 | €6,053 | 4.5% | 74 | 80 |
| Alvalade · 6f41f1 | Active | €1,100,000 | €5,093 | 12.1% | 74 | 78 |
| Alvalade · 001685 | Active | €1,090,000 | €7,032 | 21.4% | 75 | 84 |
| Median comp | €1,125,000 | €6,543 | 13.0% | 74 | 81 |
Long-term rental The 4-bed apartment in Penha de França, with a fair value of €554,560, is priced at €695,000, representing a gap of 20.2%, indicating it is overpriced. The gross yield of 3% does not justify the high asking price, suggesting it may be challenging to secure reliable long-term tenants. Short-term vacation rental While the location in a desirable neighborhood with high demand for tourism could be attractive, the property’s asking price exceeds its fair value by 20.2%. This pricing puts it at risk in a competitive short-term rental market, limiting potential profitability. Luxury market The apartment is positioned in a central and affluent area, but at €695,000, it is 20.2% above the fair value, rendering it overpriced. This premium may deter potential buyers in the luxury segment, who are likely to seek value in their investment decisions.
Low market diversity risk: Despite high economic stability (90/100) and tenant stability (90/100), the property may be vulnerable to downturns if the local market lacks diverse industries to support sustained demand.
