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, 1-bathroom apartment of 80 m², energy rating D. Located on rua Coronel Luna de Oliveira, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a private patio, providing a rare outdoor space in a ground-floor unit, ideal for urban gardening or relaxation. Condition Notes: Updates enhance its livability while maintaining its character.
The valuation. The asking price of €450,000 is significantly above the property’s fair value of €340,605, representing an overpriced situation by €109,395 (24.3%). This discrepancy suggests potential challenges in achieving a profitable return on investment.
Fair value modelled at €340,605 from the area baseline, adjusted for condition and location. Asking €450,000 sits €109,395 (24.3%) above — overpriced versus fair value.
Asking €450,000 versus the rua Coronel Luna de Oliveira area baseline of €315,040 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 65 · Materials 60 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Coronel Luna de Oliveira
Area baseline €315,040 + condition -€13,500 + location +€39,065 = modelled fair value of €340,605 (€4,258/m²), a €109,395 (24.3%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Coronel Luna de Oliveira | Subject | €450,000 | €5,625 | — | 65 | 81 |
| rua Dom Domingos Jardo | Active | €220,000 | €3,333 | 40.7% | — | 90 |
| Santa Maria Maior · 93734e | Active | €254,000 | €5,080 | 9.7% | — | 84 |
| São Vicente · ba3fac | Active | €385,000 | €4,813 | 14.4% | 72 | 87 |
| Penha de França · 1e659b | Active | €365,000 | €5,214 | 7.3% | 70 | 84 |
| Median comp | €309,500 | €4,947 | 12.1% | 71 | 86 |
Long-term rental The 2-bed apartment's listing price of €450,000 presents a 24.3% gap from its fair value of €340,605, indicating that the property is overpriced. With a gross yield of only 3%, this rental strategy may not deliver sufficient returns relative to market benchmarks. Short-term vacation rental Despite the appealing location and neighborhood rating of 81/100, the €450,000 asking price creates a substantial disconnect from the fair value assessment, categorizing the property as overpriced. The yield of 3% also reflects that the potential income may not justify the high entry cost in the short-term rental market. Buy-and-hold Considering the €450,000 price tag compared to the fair value of €340,605, this buy-and-hold strategy encounters the challenge of an overpriced asset. While the neighborhood's connectivity is strong, the low 3% yield suggests limited growth potential over time.
Economic vulnerability With an economic stability score of 80/100, there's a risk of potential downturns impacting property values and rental income, while a tenant stability score of 75/100 indicates a moderate risk of tenant turnover affecting occupancy rates and cash flow.
