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 45 m², built in 1989, energy rating C. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a dedicated storage space and benefits from abundant natural light due to large windows in the living area, enhancing its inviting atmosphere.
The valuation. The asking price of €280,000 is significantly above fair value, which is estimated at €195,216, indicating an overvaluation of €84,784 (30.3%). This property is considered overpriced in the current market environment.
Fair value modelled at €195,216 from the area baseline, adjusted for condition and location. Asking €280,000 sits €84,784 (30.3%) above — overpriced versus fair value.
Asking €280,000 versus the Penha de França, Lisbon, Lisbon area baseline of €205,695 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 60 · Materials 65 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 88/100 (Housing Market 90 · Amenities 90 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Penha de França, Lisbon, Lisbon
Area baseline €205,695 + condition -€8,930 + location +€26,936 = modelled fair value of €195,216 (€4,338/m²), a €84,784 (30.3%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · be91ca | Subject | €280,000 | €6,222 | — | 60 | 88 |
| avenida de Roma | Active | €448,000 | €4,978 | 20.0% | 56 | 84 |
| rua Diário de Noticias, 52 | Active | €485,000 | €5,105 | 18.0% | 70 | 82 |
| rua Morais Soares, 42 | Active | €321,500 | €4,728 | 24.0% | 55 | 78 |
| rua do Sol | Active | €284,000 | €4,733 | 23.9% | 70 | 83 |
| Median comp | €384,750 | €4,856 | 22.0% | 63 | 83 |
Long-term rental The 2-bed apartment in Penha de França is currently overpriced at €280,000, significantly above its fair value of €195,216, resulting in a 30.3% gap. While the gross yield of 3.7% reflects a stable rental market, the pricing limits potential profitability for long-term investment. Short-term vacation rental Despite its appealing location in a high-demand area of Lisbon, the apartment is overpriced at €280,000 compared to its fair value of €195,216, creating an unfavorable investment outlook. The average occupancy rate for short-term rentals may not justify the expense, especially with a yield of only 3.7%. Buy-and-hold The buy-and-hold strategy appears unwise for this property, listed at €280,000 and significantly overpriced against the fair value of €195,216, indicating a 30.3% premium. This mispricing hinders long-term appreciation potential, as the yield of 3.7% does not compensate for the initial investment cost.
Economic downturn risk With an economic stability score of 90/100, there is still a potential risk if economic conditions decline, which could threaten the tenant stability score of 80/100 and lead to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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