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 83 m², energy rating B. Located on rua Estácio da Veiga, 3, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment includes a private terrace ideal for outdoor gatherings, and the American-style kitchen maximizes open space while integrating modern appliances for convenience.
The valuation. The asking price of €620,000 is significantly above the fair value of €460,465, placing it at €159,535 (34.6%) overpriced. This suggests limited potential for value appreciation under current market conditions.
Fair value modelled at €460,465 from 6 comparable sales in the area. Asking €620,000 sits €159,535 (34.6%) above — overpriced versus fair value.
Asking €620,000 versus the rua Estácio da Veiga, 3 area baseline of €420,504 (€5,066/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €420,504, adjusted for condition and micro-location, gives a modelled fair value of €460,465 (€5,548/m²), a €159,535 (34.6%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Estácio da Veiga, 3 | Subject | €620,000 | €7,470 | — | 60 | 83 |
| Arroios · 1e623d | Active | €490,000 | €5,765 | 22.8% | — | 88 |
| Arroios · 1e618b | Active | €310,000 | €5,636 | 24.5% | — | 90 |
| Penha de França · 25f4cd | Active | €535,000 | €5,459 | 26.9% | 74 | 79 |
| São Vicente · 024221 | Active | €450,000 | €3,462 | 53.7% | — | 83 |
| Median comp | €470,000 | €5,548 | 25.7% | 74 | 86 |
Long-term rental The property in Penha de França is priced at €620,000, reflecting a significant gap of 34.6% above its fair value of €460,465. With a gross yield of only 2.4% and a condition rating of 61/100, the investment is not positioned to generate optimal returns in the long-run rental market. Buy-and-hold Investing in this 2-bed apartment at €620,000, which is 34.6% above its fair value, poses a substantial risk for long-term gains. Given its 2.4% gross yield, holding this asset could result in subpar performance compared to other opportunities in the growing Lisbon market. Family rental While this apartment in a desirable neighborhood may appeal to families, its price of €620,000 suggests it is overpriced by 34.6% relative to its fair value of €460,465. The low gross yield of 2.4% also raises concerns about the financial viability of using it for family rentals in the current market environment.
[Tenant turnover risk] With a tenant stability score of 70/100, there is a potential risk of increased tenant turnover, which may lead to higher vacancy rates and associated costs.
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