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 110 m², built in 1991, energy rating B. Located on rua Nelson de Barros, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes air conditioning in all rooms and a small additional storage room, adding practicality and comfort for modern living in a vibrant neighborhood.
The valuation. The asking price of €389,000 sits €97,007 (24.9%) below the fair value of €486,007, indicating this property is underpriced. Buy-to-flip angle. The strategy would involve making minor cosmetic improvements and reselling the apartment at a higher price point to capitalize on the demand in the area. Buy-to-let angle. With a gross yield of 4.3%, the expected rental income of approximately €1,394 per month supports a strong buy-and-hold strategy in this high-demand urban neighborhood.
Fair value modelled at €486,007 from the area baseline, adjusted for condition and location. Asking €389,000 sits €97,007 (24.9%) below — the upside to fair value.
Asking €389,000 versus the rua Nelson de Barros area baseline of €502,810 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 78 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Nelson de Barros
Area baseline €502,810 + condition +€2,578 + location +€50,249 = modelled fair value of €486,007 (€4,418/m²), a €97,007 (24.9%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nelson de Barros | Subject | €389,000 | €3,536 | — | 78 | 79 |
| largo do Rato | Active | €850,000 | €6,538 | 84.9% | 88 | 83 |
| rua Rodrigo da Fonseca, 13 | Active | €450,000 | €7,627 | 115.7% | 75 | 78 |
| praça das Flores | Active | €710,000 | €6,339 | 79.3% | 86 | 90 |
| avenida François Mitterrand | Active | €280,000 | €5,185 | 46.6% | 72 | 86 |
| Median comp | €580,000 | €6,439 | 82.1% | 81 | 85 |
Long-term rental The property offers a solid gross yield of 4.3%, providing a reliable income stream in a high-demand area of Greater Lisbon. With a fair value of €486,007 and a listing price of €389,000, the property is clearly positioned as underpriced in a competitive rental market. Family rental This 110m² apartment is well-suited for families, given the good local schools and access to international institutions in Penha de França. Priced below fair value, it offers an attractive option for families looking for long-term accommodation in a vibrant neighborhood. Buy-and-hold Investing in this property as a buy-and-hold strategy makes sense, considering its current valuation gap of 24.9% against fair value. With a good condition rating of 77/100, it is poised for appreciation and provides stable rental income in an area experiencing significant urban demand.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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