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 55 m², energy rating E. Located on largo Alferes Francisco Duarte, 12, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment offers a small balcony overlooking a tranquil square, enhancing the living space with natural light and outdoor access in a vibrant neighborhood. Additional Details: Recently renovated plumbing and kitchen elements ensure modern functionality and comfort.
The valuation. The asking price of €349,000 sits significantly above the fair value of €248,896, indicating an overpriced property by €100,104 (28.7%). This discrepancy suggests a lack of alignment with market expectations.
Fair value modelled at €248,896 from the area baseline, adjusted for condition and location. Asking €349,000 sits €100,104 (28.7%) above — overpriced versus fair value.
Asking €349,000 versus the largo Alferes Francisco Duarte, 12 area baseline of €251,405 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 86/100 (Housing Market 87 · Amenities 92 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
largo Alferes Francisco Duarte, 12
Area baseline €251,405 + condition +€1,117 + location +€31,189 = modelled fair value of €248,896 (€4,525/m²), a €100,104 (28.7%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Alferes Francisco Duarte, 12 | Subject | €349,000 | €6,345 | — | 73 | 86 |
| rua do Vale de Santo António, 215 | Active | €415,000 | €5,321 | 16.2% | 73 | 83 |
| Santa Maria Maior · 82c841 | Active | €485,000 | €5,330 | 16.0% | 80 | 84 |
| rua Martins Sarmento, 16, 1º | Active | €325,000 | €4,063 | 36.0% | 80 | 91 |
| travessa da Pereira | Active | €329,000 | €5,483 | 13.6% | 80 | 82 |
| Median comp | €372,000 | €5,326 | 16.1% | 80 | 84 |
Long-term rental While the property in Penha de França is situated in a desirable neighborhood with a strong tenant quality rating of 86/100, the current listing price of €349,000 represents a significant premium over its fair value of €248,896, making it less appealing for long-term rental investment. The gross yield of 3.8% further highlights that, given the oversupply in the market, the expected rental returns may not justify the high acquisition cost. Short-term vacation rental Although the strategic location near tourism hotspots does suggest potential for short-term vacation rentals, the excessive listing price of €349,000, which exceeds fair value by 28.7%, limits profitability in this segment. The yield of 3.8%, coupled with the fair condition score of 76/100, indicates that this investment is not well-positioned to deliver competitive returns for short-term rental endeavors. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is unadvisable given its overpriced listing of €349,000 compared to the fair valuation of €248,896, effectively making it a less attractive long-term asset. The potential capital appreciation is constrained by the current market conditions and the high price point, which does not align with optimal buy-and-hold criteria in real estate investment.
Tenant turnover risk High tenant instability, indicated by a tenant stability score of 75/100, may lead to increased vacancy rates and costs associated with turnover.
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