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, 2-bathroom apartment of 61 m², energy rating D. Located Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment's expansive private garden, complete with a circular swimming pool and mature fruit trees, offers a unique oasis perfect for relaxation and outdoor entertaining in Lisbon.**
The valuation. The asking price of €870,000 for the 2-bed apartment significantly exceeds its fair value of €372,536, marking an excessive premium of €497,464, or 133.5%. Thus, the property is overpriced.
Fair value modelled at €372,536 from 6 comparable sales in the area. Asking €870,000 sits €497,464 (133.5%) above — overpriced versus fair value.
Asking €870,000 versus the Penha de França, Lisbon, Lisbon area baseline of €292,146 (€4,789/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €292,146, adjusted for condition and micro-location, gives a modelled fair value of €372,536 (€6,107/m²), a €497,464 (133.5%) gap versus the €870,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Penha de França · f5eb5b | Subject | €870,000 | €14,262 | — | 80 | 84 |
| Misericórdia · 49b8e7 | Active | €625,000 | €7,102 | 50.2% | 80 | 84 |
| rua das Madres, 102 | Active | €635,000 | €5,773 | 59.5% | 85 | 80 |
| rua Josefa de Óbidos, 16 | Active | €435,000 | €6,214 | 56.4% | 78 | 80 |
| rua Augusto José Vieira, 24 | Active | €359,000 | €4,787 | 66.4% | 74 | 80 |
| Median comp | €530,000 | €5,994 | 58.0% | 79 | 80 |
Long-term rental The property, listed at €870,000, presents a significant gap of 133.5% compared to its fair value of €372,536, indicating it is overpriced. Despite a decent condition score of 83/100 and a high demand in the area, the gross yield of just 1.5% suggests long-term rental may not provide adequate returns. Buy-and-hold Although Lisbon has strong investment demand, this property’s valuation at €870,000 far exceeds the fair value of €372,536, rendering it overpriced at a gap of 133.5%. The current low gross yield of 1.5% indicates that holding onto this investment may not yield favorable financial outcomes over time. Luxury market With its listing price of €870,000 significantly above the fair value of €372,536, this apartment is considered overpriced by 133.5%. Despite its attractive location in Penha de França, the limited yield of 1.5% raises concerns about the viability of this asset as a luxury market investment.
Potential tenant turnover The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and lost 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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