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 79 m² on the 2nd floor, energy rating D. Located on avenida Mouzinho de Albuquerque, 20, Penha de França parish, Lisbon municipality, Lisbon district. Location: Situated on an excellent avenue with upcoming real estate development, and within walking distance to the Arroios Metro and picturesque Praça Paiva Couceiro. Condition: Requires extensive renovation, reflecting significant wear and neglect.
The valuation. The asking price of €440,000 sits significantly above the fair value of €381,951, reflecting an overpricing of €58,049, or 15.2%. This indicates that potential buyers would need to negotiate heavily to achieve a satisfactory deal.
Fair value modelled at €381,951 from 6 comparable sales in the area. Asking €440,000 sits €58,049 (15.2%) above — overpriced versus fair value.
Asking €440,000 versus the avenida Mouzinho de Albuquerque, 20 area baseline of €408,395 (€5,170/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 is below the parish average, reducing 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 €408,395, adjusted for condition and micro-location, gives a modelled fair value of €381,951 (€4,835/m²), a €58,049 (15.2%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Mouzinho de Albuquerque, 20 | Subject | €440,000 | €5,570 | — | 30 | 84 |
| travessa da Peixeira, 30 | Active | €340,000 | €4,857 | 12.8% | 22 | 82 |
| avenida Mouzinho de Albuquerque, 10 | Active | €279,000 | €3,244 | 41.8% | — | 83 |
| Avenidas Novas · 001908 | Active | €650,000 | €6,771 | 21.6% | 25 | 78 |
| rua Carlos Mardel | Active | €385,000 | €4,813 | 13.6% | 30 | 79 |
| Median comp | €362,500 | €4,835 | 13.2% | 25 | 81 |
Long-term rental The property is priced at €440,000, which is 15.2% above its fair value of €381,951, indicating a concerning investment for long-term rental purposes. The gross yield of 3.1% coupled with a condition score of 35/100 suggests significant potential risk given the expected return on investment in this market. Luxury market With a listing price of €440,000, the property exceeds its fair value by 15.2%, positioning it as overpriced in the luxury segment. The condition rating of 35/100 detracts from its appeal, likely limiting interest from high-end buyers seeking premium investments. Short-term vacation rental The current asking price of €440,000 is 15.2% above the estimated fair value of €381,951, making it a less attractive option for short-term vacation rentals. While the neighbourhood score is strong at 84/100, the low condition rating could deter potential guests looking for quality accommodations.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which can lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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