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 160 m², built in 2009, energy rating D. Located on rua do Forte de Santa Apolónia, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a hydromassage cabin in the suite bathroom and has floating floors in the bedrooms, enhancing both comfort and luxury.
The valuation. The asking price of €732,500 is 2.6% below the fair value of €751,433, indicating the property is underpriced. This creates a favorable opportunity for potential buyers in a prime Lisbon location.
Fair value modelled at €751,433 from the area baseline, adjusted for condition and location. Asking €732,500 sits €18,933 (2.6%) below — the upside to fair value.
Asking €732,500 versus the rua do Forte de Santa Apolónia area baseline of €731,360 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 92/100 (Housing Market 90 · Amenities 95 · Economic 95 · Tenant Quality 90). Strong amenities and housing-market momentum support a premium to baseline.
rua do Forte de Santa Apolónia
Area baseline €731,360 + condition +€15,500 + location +€105,853 = modelled fair value of €751,433 (€4,696/m²), a €18,933 (2.6%) gap versus the €732,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Forte de Santa Apolónia | Subject | €732,500 | €4,578 | — | 78 | 92 |
| rua de Xabregas | Active | €505,000 | €5,611 | 22.6% | 75 | 82 |
| Penha de França · 6fb9f6 | Active | €415,000 | €6,288 | 37.3% | 75 | 87 |
| avenida João XXI, 70A 70D | Active | €1,220,000 | €5,422 | 18.4% | 78 | 81 |
| rua Luciano Cordeiro | Active | €550,000 | €6,875 | 50.2% | 70 | 90 |
| Median comp | €527,500 | €5,950 | 30.0% | 75 | 85 |
Long-term rental This property offers a stable yield of 3.6% gross, making it an appealing choice for long-term rental investment in a prime Lisbon location. With a neighbourhood score of 92/100, the potential for consistent high-quality tenants is strong in this desirable area. Short-term vacation rental Given the property's prime location near key landmarks, it is well-suited for short-term vacation rentals, capturing a lucrative tourist market. The 81/100 condition rating further enhances its attractiveness for guests looking for quality accommodations. Buy-and-hold The fair value of €751,433, alongside a slight gap of only 2.6%, signals that this property offers a solid buy-and-hold opportunity in a growing market. The neighbourhood's strong amenities and high tenant quality indicate likely appreciation over time, securing a favorable long-term investment. Not ideal for: Student housing Considering the apartment's size and location, it is not suited for student housing, which typically demands smaller, lower-priced units. Additionally, the current condition and amenities do not align with typical student rental expectations. Not ideal for: Value-add renovation The property's current condition rating of 81/100 suggests that significant renovations are not necessary or likely to yield substantial returns. Investing in value-add renovations may not be justified given the relatively minor gap to fair value and the potential costs involved.
High Dependency on Economic Conditions The property's economic stability score of 95/100 indicates strong market performance; however, any downturn could severely impact tenant stability, which is already high at 90/100, potentially leading to increased vacancy rates or reduced rent income.
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