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 65 m², built in 1948, energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a unique living space that seamlessly combines the kitchen and living room, creating an open environment well-suited for modern living. Location Benefit: Proximity to Santa Apolónia metro offers ample connectivity throughout Lisbon.
The valuation. The asking price of €380,000 sits €30,775 (8.8%) above the fair value of €349,225, indicating the property is fairly priced in the current market. This positioning suggests a balanced investment opportunity for potential buyers.
Fair value modelled at €349,225 from 6 comparable sales in the area. Asking €380,000 sits €30,775 (8.8%) above — overpriced versus fair value.
Asking €380,000 versus the Penha de França, Lisbon, Lisbon area baseline of €283,410 (€4,360/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €283,410, adjusted for condition and micro-location, gives a modelled fair value of €349,225 (€5,373/m²), a €30,775 (8.8%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · 8ee9a6 | Subject | €380,000 | €5,846 | — | 75 | 83 |
| rua António Luís Inácio | Active | €355,000 | €6,121 | 4.7% | 74 | 82 |
| rua do Sol | Active | €284,000 | €4,733 | 19.0% | 70 | 83 |
| rua Sabino de Sousa na Penha de França | Active | €320,000 | €4,571 | 21.8% | 78 | 80 |
| rua das Enfermeiras da Grande Guerra, 5 | Active | €450,000 | €5,844 | 0% | 73 | 80 |
| Median comp | €337,500 | €5,289 | 9.5% | 74 | 81 |
Long-term rental The property is suitable for long-term rental given its proximity to central Lisbon and the robust neighbourhood score of 83/100. While the yield of 3.5% gross aligns with expectations, the listing price of €380,000 is fair compared to the calculated fair value of €349,225, indicating no room for pricing improvement. Short-term vacation rental The location benefits from strong economic activity and amenities, which are advantageous for a short-term vacation rental strategy. However, with a fair value of €349,225 against a listing price of €380,000, potential returns may be limited as the property is not undervalued. Luxury market Although the apartment is in a desirable area with low crime rates, it is not positioned as a luxury property despite the appealing neighbourhood and apartment condition score of 79/100. The listing is priced fairly, suggesting that it will struggle to attract luxury buyers who often seek significant value differentials. Not ideal for student housing Given the property’s pricing situation and fair valuation, it is not positioned for success in the student housing market. The target demographic of students typically seeks more affordable and less centrally located options, limiting demand potential in this instance.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher turnover rates that could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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