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.
1-bedroom, 1-bathroom apartment of 49 m² on the 3rd floor, energy rating D. Located on praceta do Alto Varejão, 6, Penha de França parish, Lisbon municipality, Lisbon district. This apartment includes a private balcony, enhancing outdoor living space and providing views of the charming neighborhood, which is perfect for enjoying Lisbon's pleasant climate.
The valuation. The asking price of €360,000 sits significantly above the fair value of €219,946, representing an overvaluation of €140,054 (38.9%). This price suggests the property is overpriced in the current market. Buy-to-flip angle. The buy-to-flip strategy aims to exploit the upscale finishes and desirable location by renovating and quickly reselling the apartment, potentially attracting buyers looking for a modern living space in a sought-after area. Buy-to-let angle. With an estimated rental income of €990/month, the property offers a modest gross yield of 3.3%, appealing to long-term investors seeking steady cash flow in a market with high housing demand.
Fair value modelled at €219,946 from the area baseline, adjusted for condition and location. Asking €360,000 sits €140,054 (38.9%) above — overpriced versus fair value.
Asking €360,000 versus the praceta do Alto Varejão, 6 area baseline of €223,979 (€4,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 90 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta do Alto Varejão, 6
Area baseline €223,979 + condition +€3,828 + location +€23,155 = modelled fair value of €219,946 (€4,489/m²), a €140,054 (38.9%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta do Alto Varejão, 6 | Subject | €360,000 | €7,347 | — | 78 | 80 |
| Areeiro · 90da9a | Active | €525,000 | €8,607 | 17.1% | 82 | 83 |
| rua Manuel Soares Guedes, 16 | Active | €243,000 | €4,585 | 37.6% | 82 | 81 |
| rua da Escola de Medicina Veterinária, 7 | Active | €375,000 | €5,597 | 23.8% | 75 | 83 |
| rua de Dona Estefânia, 31 | Active | €352,000 | €5,029 | 31.6% | 75 | 84 |
| Median comp | €363,500 | €5,313 | 27.7% | 79 | 83 |
Long-term rental The property’s listing price of €360,000, which is 38.9% above its fair value of €219,946, poses a challenge for long-term rental returns, despite a gross yield of only 3.3%. Investors might find that the current pricing limits rental profitability in a competitive market. Short-term vacation rental Given the property’s overpriced status and modest yield of 3.3%, pursuing a short-term vacation rental strategy may not yield the expected returns for investors. The gap from fair value suggests that the entry cost could overshadow potential revenue, discouraging investment in this segment. Buy-and-hold With the property priced at €360,000 rather than its fair value of €219,946, the buy-and-hold strategy may be less appealing, as the high acquisition cost could impede long-term appreciation potential. The market’s dynamics may not support sufficient value increase to justify the investment at this inflated price.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancies and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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