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 90 m², built in 1990, energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. This apartment features spacious living areas that benefit from excellent natural light and a balcony offering scenic views of the Tagus River, enhancing its appeal and livability.
The valuation. The asking price of €499,000 exceeds the fair value of €403,393 by €95,607, representing 19.2%. This valuation indicates that the property is overpriced in the current market.
Fair value modelled at €403,393 from the area baseline, adjusted for condition and location. Asking €499,000 sits €95,607 (19.2%) above — overpriced versus fair value.
Asking €499,000 versus the Penha de França, Lisbon, Lisbon area baseline of €403,920 (€4,488/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 68 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 90/100 (Housing Market 95 · Amenities 90 · Economic 92 · Tenant Quality 88). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €403,920 + condition -€7,734 + location +€56,707 = modelled fair value of €403,393 (€4,482/m²), a €95,607 (19.2%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · ba3d67 | Subject | €499,000 | €5,544 | — | 70 | 90 |
| Arroios · 65a696 | Active | €738,000 | €4,731 | 14.7% | 73 | 84 |
| rua Leite de Vasconcelos S / N | Active | €469,000 | €4,690 | 15.4% | 72 | 84 |
| alameda e Arroios | Active | €575,000 | €5,088 | 8.2% | 72 | 81 |
| Arroios · 49b817 | Active | €690,000 | €5,750 | 3.7% | 65 | 85 |
| Median comp | €632,500 | €4,910 | 11.5% | 72 | 84 |
Long-term rental The 4-bed apartment in Penha de França, listed at €499,000, is overpriced against its fair value of €403,393, representing a 19.2% gap. With a gross yield of 3.9%, this investment does not meet the typical return expectations for long-term rental properties. Buy-and-hold Given the apartment's listing price of €499,000 compared to a fair value of €403,393, it is overpriced by 19.2%, leading to lower potential appreciation over time. While the neighbourhood boasts a 90/100 rating, the current pricing does not support a viable buy-and-hold strategy. Luxury market At €499,000, this apartment is overpriced with a fair value of €403,393, a 19.2% discrepancy that diminishes its attractiveness in the luxury market. Despite excellent amenities and central location, the yield of 3.9% does not align with luxury market expectations for financial performance.
Potential Economic Downturn The property's high economic stability score of 92/100 suggests resilience, but any significant downturn in the local economy could jeopardize tenant stability (88/100), leading to potential vacancies or lower rental income.
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