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 54 m², energy rating D. Located on avenida General Roçadas, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment retains charming original features from its early 20th-century construction, including traditional balcony railings and decorative moldings, alongside modernized interiors for comfort.
The valuation. The asking price of €320,000 sits €49,277 (18.2%) above the fair value of €270,723, indicating the property is overpriced. This discrepancy raises concerns for potential investors looking for immediate value. Buy-to-flip angle. A buy-to-flip strategy might involve renovations to modernize the kitchen and bathroom, followed by reselling the apartment at a higher price point after minimal upgrades to appeal to buyers. Buy-to-let angle. The estimated gross rental income of €1,013 monthly offers a yield of 3.8%, making it suitable for a long-term hold strategy targeting stable tenants in a desirable neighborhood like Penha de França.
Fair value modelled at €270,723 from 6 comparable sales in the area. Asking €320,000 sits €49,277 (18.2%) above — overpriced versus fair value.
Asking €320,000 versus the avenida General Roçadas area baseline of €232,343 (€4,303/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €232,343, adjusted for condition and micro-location, gives a modelled fair value of €270,723 (€5,013/m²), a €49,277 (18.2%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida General Roçadas | Subject | €320,000 | €5,926 | — | 70 | 79 |
| Penha de França · 1e659b | Active | €365,000 | €5,214 | 12.0% | 70 | 84 |
| São Vicente · ba3fac | Active | €385,000 | €4,813 | 18.8% | 72 | 87 |
| rua Poeta Mílton, 3 | Active | €350,000 | €3,465 | 41.5% | 68 | 87 |
| rua das Olarias | Active | €255,000 | €4,397 | 25.8% | 60 | 77 |
| Median comp | €357,500 | €4,605 | 22.3% | 69 | 86 |
Long-term rental The 2-bed apartment in Penha de França, priced at €320,000, is positioned 18.2% above its fair value of €270,723, rendering it overpriced. With a gross yield of 3.8%, the potential for rental returns does not justify the elevated asking price. Short-term vacation rental Given its 18.2% gap from fair value, the €320,000 listing of the Penha de França apartment signifies an overpriced asset for short-term vacation rentals. Although the neighbourhood has a solid rating of 79/100, the yield potential does not compensate for the high entry cost. Buy-and-hold The Penha de França apartment is overpriced at €320,000, which exceeds the fair market value by 18.2%, indicating a lack of immediate investment appeal for a buy-and-hold strategy. Despite the property being in a neighborhood with decent amenities, the high initial valuation diminishes long-term profit prospects. Not ideal for student housing The current pricing of €320,000 suggests the property is overpriced, especially considering the fair value of €270,723. Coupled with the established tenant quality in the area, the high cost does not suit the budget needs of typical student renters.
Tenant turnover risk The tenant stability score of 70 indicates a potential for higher turnover, which could lead to increased vacancy rates and associated costs.
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