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.
3-bedroom, 2-bathroom apartment of 115 m² on the 1st floor, energy rating C. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy features: The property includes a spacious private terrace adorned with plants, perfect for outdoor relaxation and gardening, and an external annex that enhances its storage and functional capabilities.
The valuation. The asking price of €700,000 is significantly above the fair value of €571,982, resulting in an overvaluation of €128,018 (22.4%). This price does not reflect a sound investment opportunity.
Fair value modelled at €571,982 from 6 comparable sales in the area. Asking €700,000 sits €128,018 (22.4%) above — overpriced versus fair value.
Asking €700,000 versus the Penha de França, Lisbon, Lisbon area baseline of €467,996 (€4,070/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €467,996, adjusted for condition and micro-location, gives a modelled fair value of €571,982 (€4,974/m²), a €128,018 (22.4%) gap versus the €700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · b328f8 | Subject | €700,000 | €6,087 | — | 74 | 84 |
| rua Actor Vale, 41 | Active | €575,000 | €4,873 | 19.9% | 72 | 83 |
| avenida Conde de Valbom, 65 | Active | €650,000 | €4,577 | 24.8% | 80 | 85 |
| rua do Triângulo Vermelho, 19 | Active | €592,500 | €5,386 | 11.5% | 80 | 86 |
| rua Sarmento de Beires, 32 | Active | €680,000 | €5,075 | 16.6% | 73 | 78 |
| Median comp | €621,250 | €4,974 | 18.3% | 77 | 84 |
Long-term rental Despite the high appeal of the Penha de França neighborhood, the property is overpriced at €700,000 compared to its fair value of €571,982, resulting in a 22.4% gap. With a gross yield of only 2.6%, this investment may not provide adequate returns for long-term holding. Buy-and-hold The buy-and-hold strategy does not seem favorable for this property as it is currently priced at 22.4% above its fair value of €571,982. The subpar gross yield of 2.6% raises concerns regarding potential appreciation and cash flow in the long term. Luxury market While the property is located in a desirable area, its pricing at €700,000 suggests it is overpriced compared to the fair value of €571,982, indicating a potential misalignment with luxury market expectations. The lower yield of 2.6% also suggests that it may struggle to attract the high-end clientele typically sought after in the luxury segment.
Tenant turnover risk High tenant turnover could be a concern, as an 80/100 tenant stability score suggests potential fluctuations in occupancy rates, which may impact 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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