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, 2-bathroom apartment of 75 m², energy rating D. Located on rua Augusto José Vieira, 24, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment uniquely offers two full bathrooms, a rarity in Penha de França, and a private garden of approximately 25m2 with unobstructed views of the surrounding area.
The valuation. The asking price of €359,000 is €25,278 (7.0%) above the fair value of €333,722, indicating it is overpriced in the current market. Such a discrepancy suggests cautious evaluation before investment decisions are made.
Fair value modelled at €333,722 from the area baseline, adjusted for condition and location. Asking €359,000 sits €25,278 (7.0%) above — overpriced versus fair value.
Asking €359,000 versus the rua Augusto José Vieira, 24 area baseline of €336,600 (€4,488/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Augusto José Vieira, 24
Area baseline €336,600 + condition +€2,930 + location +€35,442 = modelled fair value of €333,722 (€4,450/m²), a €25,278 (7.0%) gap versus the €359,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto José Vieira, 24 | Subject | €359,000 | €4,787 | — | 74 | 80 |
| Estrela · ba3d89 | Active | €445,000 | €7,063 | 47.6% | 80 | 83 |
| rua das Beatas | Active | €550,000 | €5,500 | 14.9% | 75 | 86 |
| Beato · 6d5133 | Active | €440,000 | €6,667 | 39.3% | 74 | 76 |
| Estrela · 6d55d7 | Active | €765,000 | €6,955 | 45.3% | 74 | 84 |
| Median comp | €497,500 | €6,811 | 42.3% | 75 | 84 |
Long-term rental The 2-bed apartment in Penha de França is overpriced, presenting a gap of 7.0% against its fair value of €333,722. Despite a solid yield of 4.1% Gross, the elevated price may deter tenants looking for affordability in a central location. Short-term vacation rental While the apartment in Penha de França benefits from its central location, its fair value suggests it is overpriced by 7.0%. The current pricing may limit potential profitability in the short-term rental market compared to more attractively priced options. Buy-and-hold The investment in the 2-bedroom apartment presents challenges, as it is currently overpriced by 7.0% against its fair value of €333,722. Holding onto this property could lead to stagnant growth due to the inflated entry price in a competitive market. Not ideal for student housing With an overpriced valuation of 7.0% overstating its fair market potential, this property does not align well with the typically budget-conscious student demographic. The cost may limit its appeal to students, who often seek more affordable housing options. Not ideal for value-add renovation The 2-bed apartment in Penha de França is overpriced by 7.0%, making it a less attractive candidate for renovation investments aimed at increasing value. Existing conditions scoring 78/100 do not support a strong value-add opportunity in a market that demands lower entry prices. Not ideal for industrial development Given the residential focus and the current overpriced status of this property, it is ill-suited for industrial development ventures. The central Lisbon location favors residential utilities, limiting the scope for industrial applications.
Tenant turnover risk The tenant stability score of 75/100 indicates there may be a moderate risk of tenant turnover, which can lead to potential vacancy periods and loss of rental income.
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