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 duplex of 94 m², energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. This duplex features two terraces and a balcony that provide unparalleled views of the city and river, enhancing outdoor living and entertaining opportunities.
The valuation. The asking price of €660,000 is significantly above the fair value of €433,746, indicating an overvalued property by €226,254, or 34.3%. This discrepancy raises concerns about the investment's potential return. Buy-to-flip angle. A buy-to-flip strategy may struggle in this market due to the high initial investment and limited margin for appreciation. The current price point does not support a lucrative resale opportunity. Buy-to-let angle. The estimated gross yield of 2.5%, equating to approximately €1,375 per month, suggests that rental income will be modest relative to the purchase price. This could lead to prolonged property holding periods before achieving profitable cash flow.
Fair value modelled at €433,746 from the area baseline, adjusted for condition and location. Asking €660,000 sits €226,254 (34.3%) above — overpriced versus fair value.
Asking €660,000 versus the Penha de França, Lisbon, Lisbon area baseline of €429,674 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 90 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €429,674 + condition +€11,750 + location +€51,824 = modelled fair value of €433,746 (€4,614/m²), a €226,254 (34.3%) gap versus the €660,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · b7c0c7 | Subject | €660,000 | €7,021 | — | 80 | 85 |
| rua das Beatas | Active | €550,000 | €5,500 | 21.7% | 75 | 86 |
| Misericórdia · 4bc979 | Active | €585,000 | €6,964 | 0.8% | 78 | 81 |
| Campolide · 93759f | Active | €366,000 | €4,880 | 30.5% | 80 | 78 |
| Estrela · ba3d89 | Active | €445,000 | €7,063 | 0.6% | 80 | 83 |
| Median comp | €497,500 | €6,232 | 11.2% | 79 | 82 |
Long-term rental The duplex in Penha de França is overpriced at €660,000, significantly exceeding its fair value of €433,746. With a gross yield of just 2.5%, the potential return on investment fails to justify the elevated price. Short-term vacation rental Despite Lisbon's strong tourism sector, the asking price of €660,000 for this property is still 34.3% above its fair value. The potential income generated from short-term rentals does not compensate for the excessive initial investment required. Buy-and-hold Holding this property as a long-term investment is not advisable given its current price, which is well above the estimated fair value of €433,746. While the neighbourhood is attractive, the high acquisition cost outweighs the reasonable expectation for future appreciation. Not ideal for: This property is not suited for the student housing market, given its high price point compared to rental returns. Additionally, it does not cater to the luxury market or present significant opportunities for value-add renovation, further limiting its investment appeal.
Economic downturn risk A high economic stability score of 85 indicates a resilient market, but a tenant stability score of 75 suggests potential challenges in maintaining reliable rental income, which could impact overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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