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.
3-bedroom, 2-bathroom apartment of 90 m², built in 1954. Located Penha de França parish, Lisbon municipality, Lisbon district. Unique Opportunity: This apartment features two balconies that provide refreshing garden views, enhancing its charm and potential for outdoor relaxation in a central Lisbon location.
The valuation. The asking price of €550,000 is significantly above the fair value of €366,796, representing an overpricing of €183,204 (33.3%). This discrepancy indicates the property is not a compelling investment opportunity at its current price.
Fair value modelled at €366,796 from the area baseline, adjusted for condition and location. Asking €550,000 sits €183,204 (33.3%) above — overpriced versus fair value.
Asking €550,000 versus the Penha de França, Lisbon, Lisbon area baseline of €411,390 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 (Condition 45 · Materials 55 · Room dimensions 48). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 87/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €411,390 + condition -€40,078 + location +€52,454 = modelled fair value of €366,796 (€4,076/m²), a €183,204 (33.3%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · f366ab | Subject | €550,000 | €6,111 | — | 45 | 87 |
| rua do Vale Formoso de Cima | Active | €380,000 | €4,130 | 32.4% | 42 | 79 |
| rua Paulo Dias de Novais | Active | €480,000 | €5,581 | 8.7% | 53 | 78 |
| rua Gomes Freire, 121 | Active | €289,000 | €3,853 | 36.9% | 45 | 82 |
| rua Norte Júnior, 232 | Active | €360,000 | €3,243 | 46.9% | 55 | 78 |
| Median comp | €370,000 | €3,992 | 34.7% | 49 | 79 |
Long-term rental The property in Penha de França, despite its prime location, is overpriced at €550,000, presenting a significant gap of 33.3% compared to its fair value of €366,796. The gross yield of 3.1% does not justify this asking price, indicating a potential struggle to achieve solid returns in the long-term rental market. Family rental Although the apartment's neighbourhood scores a commendable 87/100, the current listing price reflects a significant overvaluation compared to its fair value. Given the condition rating of 47/100, families may be deterred by the price without corresponding quality in amenities or upkeep. Buy-and-hold Holding this property as a long-term investment may expose the buyer to risks due to its 33.3% overpricing relative to fair market value. The potential for appreciation in a desirable area is overshadowed by the high entry cost that exceeds the fair valuation significantly.
Tenant Turnover Risk High tenant turnover may occur despite a tenant stability score of 85/100, which could lead to increased vacancy rates and higher costs associated with leasing turnover.
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