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.
4-bedroom, 2-bathroom apartment of 100 m² on the 5th floor, built in 1957, energy rating D. Located on largo Mendonça e Costa, 9, Penha de França parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts unobstructed views of the city from two spacious balconies, complemented by a bright, airy atmosphere created by large windows throughout the apartment.
The valuation. The asking price of €525,000 is only €2,066 (0.4%) above the fair value of €522,934, indicating that this property is priced fairly within the current market context.
Fair value modelled at €522,934 from 6 comparable sales in the area. Asking €525,000 sits €2,066 (0.4%) above — overpriced versus fair value.
Asking €525,000 versus the largo Mendonça e Costa, 9 area baseline of €426,574 (€4,266/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €426,574, adjusted for condition and micro-location, gives a modelled fair value of €522,934 (€5,229/m²), a €2,066 (0.4%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Mendonça e Costa, 9 | Subject | €525,000 | €5,250 | — | 72 | 78 |
| Avenidas Novas · be9648 | Active | €790,000 | €5,725 | 9.0% | 76 | 84 |
| rua José Relvas, 40 | Active | €499,000 | €5,802 | 10.5% | 70 | 81 |
| rua de São Paulo | Active | €890,000 | €4,734 | 9.8% | 75 | 83 |
| rua Chaby Pinheiro, 8 | Active | €620,000 | €4,593 | 12.5% | 72 | 82 |
| Median comp | €705,000 | €5,230 | 0.4% | 74 | 83 |
Long-term rental The property is fairly priced at €525,000, with a gap of only 0.4% from the fair value of €522,934, indicating a stable investment opportunity. The 3.8% gross yield aligns well with the high tenant quality and amenities in this sought-after Lisbon neighborhood. Buy-and-hold Given the property's fair value assessment and strong neighborhood rating of 78/100, it presents a balanced investment for long-term appreciation. The urban setting supports steady demand, contributing to potential stable capital growth over time. Family rental With ample space and a rating of 74/100 for condition, this 4-bed apartment is suitable for families seeking residential stability in a central location. The fair pricing and high amenity availability enhance its appeal as a family rental, encouraging longer leasing periods. Not ideal for short-term vacation rental While the property is in a desirable area, the current valuation and local market dynamics suggest a lower appeal for short-term vacation rentals. The gross yield of 3.8% indicates that investors might not achieve expected returns typical in the short-term rental market. Not ideal for student housing This property, although situated in a central location, is fairly priced and lacks the financial incentive that students typically seek. The amenity offering and configuration may not attract the student demographic effectively compared to more affordable options in Lisbon.
Tenant turnover risk High tenant turnover could impact rental income, especially given the tenant stability score of 70/100, indicating potential instability or dissatisfaction among 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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