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.
5-bedroom, 5-bathroom penthouse of 347 m², built in 2008, energy rating B. Located on rua das Musas, 36, Parque das Nações parish, Lisbon municipality, Lisbon district. Features: The penthouse boasts an interior elevator providing direct access from the garage, enhancing convenience and privacy within the living spaces, alongside a private pool integrated into an expansive terrace. Nota: Esta residência combina design contemporâneo com soluções de conforto de última geração.
The valuation. The asking price of €3,995,000 is significantly above the fair value of €2,497,452, exceeding it by €1,497,548, or 37.5%. This positions the property as overpriced in the current market. Buy-to-flip angle. Given the significant margin to fair value, a buy-to-flip strategy may encounter challenges, with limited potential for profit unless substantial renovations enhance the property’s appeal. Buy-to-let angle. With an estimated gross yield of 1.7% (~€5,660/month), the long-term rental strategy may generate stable cash flow, though the yield suggests limited profitability when competing with other investments.
Fair value modelled at €2,497,452 from the area baseline, adjusted for condition and location. Asking €3,995,000 sits €1,497,548 (37.5%) above — overpriced versus fair value.
Asking €3,995,000 versus the rua das Musas, 36 area baseline of €2,313,449 (€6,667/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua das Musas, 36
Area baseline €2,313,449 + condition +€18,434 + location +€273,486 = modelled fair value of €2,497,452 (€7,197/m²), a €1,497,548 (37.5%) gap versus the €3,995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Musas, 36 | Subject | €3,995,000 | €11,513 | — | 75 | 81 |
| Parque das Nações · 28ba6d | Active | €1,900,000 | €6,884 | 40.2% | 78 | 80 |
| rua Nova dos Mercadores | Active | €1,725,000 | €6,738 | 41.5% | 80 | 77 |
| Moscavide e Portela · 023771 | Active | €680,000 | €3,977 | 65.5% | 82 | 74 |
| alameda dos Oceanos | Active | €1,875,000 | €9,566 | 16.9% | 80 | 74 |
| Median comp | €1,800,000 | €6,811 | 40.8% | 80 | 76 |
Long-term rental The 5-bed penthouse in Parque das Nações is overpriced at €3,995,000, representing a significant 37.5% above its fair value of €2,497,452, which does not align with the expected yield of 1.7%. Despite being located in a stable neighborhood with decent amenities, the premium price level hinders potential rental income performance. Family rental With a gross yield of only 1.7% and an asking price that is 37.5% above the fair valuation, the property does not represent an attractive option for families looking for affordable long-term rentals. The apartment's condition and neighborhood score indicate potential appeal, yet the significant price gap limits its viability in this rental strategy. Buy-and-hold Investing in this penthouse as a buy-and-hold strategy is questionable, given its current pricing at €3,995,000, which exceeds its fair value by 37.5%. Although the neighborhood is characterized by stability and safety, the high cost compared to the expected returns makes this acquisition less favorable for long-term investment growth.
Tenant turnover risk Tenants may leave more frequently than expected, given a tenant stability score of 75/100, potentially leading to increased vacancy rates and income disruption.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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