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 64 m², built in 1950, energy rating E. Located on rua Lopes, 111, Penha de França parish, Lisbon municipality, Lisbon district. Highlight: This apartment features original solid wood flooring and high ceilings, characteristic of pre-1950 Lisbon architecture, providing a unique blend of historic charm and renovation potential.
The valuation. The asking price of €270,000 is above the fair value of €260,184, indicating an overpricing of approximately €9,816 or 3.6%. Buyers may find better value in comparable properties.
Fair value modelled at €260,184 from the area baseline, adjusted for condition and location. Asking €270,000 sits €9,816 (3.6%) above — overpriced versus fair value.
Asking €270,000 versus the rua Lopes, 111 area baseline of €292,544 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 45 · Materials 63 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Lopes, 111
Area baseline €292,544 + condition -€23,100 + location +€31,252 = modelled fair value of €260,184 (€4,065/m²), a €9,816 (3.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Lopes, 111 | Subject | €270,000 | €4,219 | — | 45 | 81 |
| avenida de Roma | Active | €448,000 | €4,978 | 18.0% | 56 | 84 |
| avenida Mouzinho de Albuquerque | Active | €475,000 | €5,278 | 25.1% | — | 83 |
| Arroios · 1e631e | Active | €385,000 | €5,500 | 30.4% | — | 86 |
| alameda e Escola António Arroio | Active | €315,000 | €5,727 | 35.8% | 66 | 80 |
| Median comp | €416,500 | €5,389 | 27.7% | 61 | 84 |
Long-term rental The property is overpriced compared to its fair value, with a gap of 3.6%, making it less attractive for long-term rental investment. A gross yield of 4.8% may not offset the higher acquisition cost, limiting potential cash flow. Short-term vacation rental Given the high listing price and the property being overpriced, the investment may not yield sufficient returns in the short-term rental market. The 4.8% gross yield could deter potential vacation renters looking for value, particularly in a competitive segment. Buy-and-hold With the property overpriced by 3.6%, the buy-and-hold strategy may not deliver the expected long-term appreciation. While the neighborhood boasts a strong score of 81/100, the current valuation poses risks to future returns. Not ideal for: Value-add renovation, Student housing, Luxury market
Tenant turnover risk The tenant stability score of 70/100 suggests potential fluctuations in occupancy, which may impact cash flow and increase costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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