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, 1-bathroom apartment of 83 m², built in 1937. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features high-quality materials in the kitchen and bathrooms and offers panoramic views of the city and Tagus River from nearby historic viewpoints.
The valuation. The asking price of €398,000 sits €30,118 (7.6%) above the fair value of €367,882, indicating that the property is overpriced. This discrepancy suggests that potential investors may want to approach negotiation with caution.
Fair value modelled at €367,882 from the area baseline, adjusted for condition and location. Asking €398,000 sits €30,118 (7.6%) above — overpriced versus fair value.
Asking €398,000 versus the Penha de França, Lisbon, Lisbon area baseline of €326,854 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €326,854 + condition +€3,113 + location +€37,915 = modelled fair value of €367,882 (€4,432/m²), a €30,118 (7.6%) gap versus the €398,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 262122 | Subject | €398,000 | €4,795 | — | 75 | 79 |
| rua Dom Tomás de Melo Breyner | Active | €435,000 | €5,878 | 22.6% | 75 | 78 |
| Arroios · 1e6294 | Active | €499,900 | €5,746 | 19.8% | 75 | 81 |
| avenida da Liberdade | Active | €500,000 | €7,937 | 65.5% | 72 | 82 |
| escadas do Monte, 8 | Active | €360,000 | €4,390 | 8.4% | 72 | 85 |
| Median comp | €467,450 | €5,812 | 21.2% | 74 | 82 |
Long-term rental The property is priced at €398,000, which is 7.6% above its fair value of €367,882, indicating that it may not yield optimal returns for long-term rental investments. With a gross yield of 4.1% and a decent condition rating of 77/100, this investment appeals to tenant quality but is constrained by its overpriced status. Luxury market The current listing price of €398,000 suggests that this property is not positioned to compete successfully within the luxury market segment, as it exceeds the fair value significantly. While the neighbourhood has a rating of 79/100, highlighting its desirability, the overvaluation hinders its potential to attract upper-tier clientele. Buy-and-hold Despite its proximity to the city center suggesting good long-term investments, the property’s €398,000 price tag reflects an overpriced strategy with a gap of 7.6% from its fair value. Investors should be cautious, as the gross yield of 4.1% and overall condition may not justify the initial investment amid rising market prices. Not ideal for short-term vacation rental Given the property’s overvaluation at €398,000, its yield may not support the fluctuating demands of short-term vacation rentals. As the area is mainly residential with a housing market that doesn't favor transient occupants, this property does not align with a short-term rental strategy.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could affect rental income and overall property performance.
