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 95 m² on the 4th floor, built in 2005, energy rating C. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Feature: The spacious kitchen is designed with modern finishes and functionality in mind, catering perfectly to individuals who enjoy cooking and entertaining in a well-defined space.
The valuation. The asking price of €479,900 sits €71,263 (14.8%) above the fair value of €408,637, making it overpriced for the current market conditions. Buyers should approach with caution regarding this premium. Buy-to-flip angle. A buy-to-flip strategy could entail renovations to modernize the apartment, targeting a resale price that capitalizes on local demand; however, the initial premium makes this a riskier endeavor. Buy-to-let angle. A buy-to-let strategy could generate a gross yield of 3.2%, with estimated rental income at €1,280 per month, making it a potentially viable option for long-term investment despite the high acquisition cost.
Fair value modelled at €408,637 from the area baseline, adjusted for condition and location. Asking €479,900 sits €71,263 (14.8%) above — overpriced versus fair value.
Asking €479,900 versus the Penha de França, Lisbon, Lisbon area baseline of €434,245 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 68 · Materials 65 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €434,245 + condition -€13,359 + location +€47,886 = modelled fair value of €408,637 (€4,301/m²), a €71,263 (14.8%) gap versus the €479,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 6c7904 | Subject | €479,900 | €5,052 | — | 68 | 82 |
| Areeiro · b7c3b3 | Active | €680,000 | €5,075 | 0.5% | — | 81 |
| calçada das Lajes | Active | €615,000 | €4,881 | 3.4% | 70 | 78 |
| Penha de França · 6fb9f6 | Active | €415,000 | €6,288 | 24.5% | 75 | 87 |
| rua Morais Soares, 42 | Active | €321,500 | €4,728 | 6.4% | 55 | 78 |
| Median comp | €515,000 | €4,978 | 1.5% | 70 | 80 |
Long-term rental The property is currently overpriced at €479,900, which exceeds the fair value of €408,637 by 14.8%. With a gross yield of only 3.2%, the return on investment may not justify the higher acquisition cost in a market where value is paramount. Family rental Despite the appealing suburban location and strong neighborhood amenities, the asking price of €479,900 is 14.8% above the fair value of €408,637, making it less attractive for family rentals. The condition score of 66/100 suggests that there could be necessary improvements, further diminishing potential rental appeal at this price point. Buy-and-hold This property is overpriced at €479,900, which represents a 14.8% premium over the fair value of €408,637, limiting its potential as a wise buy-and-hold investment. The modest gross yield of 3.2% does not effectively compensate for the elevated purchase price against regional norms, adding risk to long-term ownership viability.
Economic-tenant imbalance The property faces a potential risk due to its high economic stability score of 90/100 paired with a lower tenant stability score of 70/100, suggesting that while the market is strong, tenant turnover could lead to increased vacancies and income instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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